There are few property developers nationally that can boast a workbook like the ASX-listed developer Cedar Woods. With eight apartment buildings under construction across four states, Cedar Woods is well positioned to take advantage of what Managing Director Nathan Blackburne says is a “national shortage of apartments.”

Cedar Woods purposefully has a diversified portfolio of apartments, townhouses, commercial, and residential communities across the country, enabling the business to remain resilient through market cycles and respond to shifting buyer demand.

Blackburne says there is a great shortfall of housing of all typologies, none more so for apartments. He says that is the case particularly in Perth, where the lack of new apartment projects has been particularly acute.

“Perth has been more affected than Melbourne,” Blackburne explains, noting that over the past five years, “very few new apartment projects” have been launched in either city. Historically, apartments made up around 20 per cent of new housing nationally. Cedar Woods estimates that figure has fallen to around 10 per cent today, a gap they believe must close.

<h2>Apartment appeal rebounding as supply shrinks</h2>

There are signs the tide is turning however. Blackburne says buyer apartment sentiment really picked up in mid 2025. “In October we saw our strongest sales month for apartments in Perth.” The buyer demand has driven their Subiaco apartment development, Incontro, to nearly 70 per cent sold. The increased buyer sentiment has strengthened Cedar Woods’ confidence in bringing forward the next apartment project in Western Australia, a three tower development planned for the prime site on Upham Street in Subiaco, adjacent to Incontro.

Demand is being driven by several factors; the lack of new apartments coming to the market, the increased demand with migration far outstripping the aforementioned supply, and the appetite to live closer to the city.

“Over the past three years, Perth’s population has grown by around 250,000 people, while only around 50,000 dwellings have been delivered,” Blackburne says, adding that more than twice that number would be needed just to keep up.&nbsp;

He said that many buyers are being forced to the urban fringe because of the greater supply of land product, but that, Blackburne argues, is pushing the fringe further out and motivating a re-evaluation of the value of inner- and middle-suburb apartments.

Demographic shifts are helping drive this rethink. Cedar Woods is seeing more boomers downsizing, young professionals entering the market, and a rising number of single-person households. There’s also a growing trend of parents buying apartments for teenage children, motivated by fears that housing prices will become out of reach. “It’s not only a strong investment now, but it can serve as a first home when their children move out.”

<h2>National diversification strategy</h2>

Cedar Woods’ strategy is not limited to Perth. Blackburne outlines their aim to diversify by price point, product type, and geography, which “gives us a broad customer base and smoother earnings profile.” Throughout their markets, they’re combining apartments, townhouses, and masterplanned communities, allowing flexibility to pivot toward undersupplied segments as demand evolves.

In Victoria, Cedar Woods is pressing ahead with a major site in Fairfield, just northeast of Melbourne’s CBD, a site which Blackburne says the company has had its sights on for many years. They are planning to deliver three towers with over 300 apartments, with the plans likely to be submitted in early 2026.

Blackburne also expresses optimism about broader inner-Melbourne supply dynamics. 
 
“While Melbourne’s apartment market is better supplied than Perth’s, and population growth remains strong, Cedar Woods believes the current stock will be absorbed quickly,” Blackburne says, however he warns that policy disincentives remain. “In Victoria … there are quite a lot of obstacles for apartment buyers,” he says, adding that the industry is working with the state government to “remove those barriers” and avert prolonged undersupply.

Cedar Woods has plans on the desks of the VIC Government to develop a 20-storey tower in Southbank, in the heart of Melbourne’s arts precinct. Designed by Rothelowman, the proposed tower will deliver 180 apartments, ranging from studios to three-bedrooms, along with creative amenity space devoted to arts and digital industries, a food and drink tenancy at street level, and a 700sqm recreation deck with indoor lounge space will provide a resident amenity hub.

Blackburne frames the project as a response to Melbourne’s growing undersupply of signature inner-city living. “We saw a thematic: a looming undersupply in inner-Melbourne, particularly in high-quality apartments, and wanted to capitalise on that,” he says. The site’s proximity to the Melbourne Arts Precinct, key tram lines, and Southbank’s cultural fabric makes it especially appealing, Blackburne says.

<h2>Charting the course forward</h2>

On top of the apartment developments underway and planned in Perth and Melbourne, Cedar Woods has a multi-stage apartment development in Brisbane’s Woolloowin, and several years remaining on their masterplanned communities in Williams Landing in Melbourne and Glenside in Adelaide, both of which offer a mix of apartments and townhouses.

Blackburne says the developer has been able to mitigate some of the macro risks currently at play in the new development space, particularly in the construction sector.

“Cedar Woods has been able to make many apartment projects work because of good buying of the raw land in the first place, as well as its strong pipeline of apartment projects, enabling the company to attract builders to build deep, multi-year relationships.”&nbsp;

For Cedar Woods, 2026 is set to be significant, with anticipated approvals and submissions laying the groundwork for fresh apartment supply and multiple launches in 2027.

&nbsp;

Joel Robinson

Cedar Woods ramps up apartment development amid Australia’s deepening housing shortfall

Rockdale has long been characterized as a suburb on the cusp. Well-located, well-connected, but historically underserved by modern apartment offerings.

It has everything going for it: outstanding connectivity to the Sydney CBD, just four train stops to Central Station, strong local amenity anchored by Roc​kdale Plaza and a growing main-street dining scene, and enviable proximity to Brighton-Le-Sands. The six-kilometre beachfront is lined with bayside restaurants, cafés, and walking paths, giving residents a lifestyle typically associated with much more expensive coastal suburbs.

What Rock​dale has lacked is high-quality contemporary apartments. Most existing developments date back several decades, with floorplans that no longer support modern living needs, and buildings constructed long before today’s standards in engineering, efficiency, and sustainability.

Lender, fund manager and apartment developer Princeton identified the gap early. Seeing all the right ingredients in Rockd​ale, transport, lifestyle, retail, and affordability, they set out to deliver what the suburb was missing. Their answer is <a href="https://www.apartments.com.au/new-apartments/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a>, a collection of 58 one-, two-, and three-bedroom apartments now nearing completion just a short walk from Ro​ckdale Plaza, home to over 50 specialist retailers and anchored by&nbsp;Woolworths, Big W and Aldi.

[smartcode_project:default project_id=136442 project_image_fid=355216]

Understanding they would be resetting the benchmark for the area, Princeton focused on ensuring buyers received best-in-class quality, longevity, and protection.

A major step was securing the sought-after Latent Defects Insurance policy from Resilience Insurance. This policy protects apartment buyers from structural or waterproofing defects for the first 10 years of the building’s lifecycle. Crucially, it is first-response insurance, meaning that if an issue arises, the insurer pays immediately for remediation—rather than waiting for lengthy investigations to determine fault before work can begin. For purchasers, it offers an unprecedented layer of security rarely seen in Sydney apartment projects.

During construction, independent building inspection firm SDSS has been providing Technical Inspection Services, bringing highly specialised construction experts on-site at key stages to ensure workmanship meets the highest standards. The project is being built by Coplex, an iCIRT-rated construction company, and throughout the build SDSS has frequently referred to <a href="https://www.apartments.com.au/new-apartments/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a> as one of the best projects currently on their books.

Princeton also doubled down on comfort, acoustics, and livability.&nbsp;As well as being the only building along Princes Highway with a landscaped buffer between the building and the road, Princeton has purposefully included double-glazed windows in all apartments to reduce noise.

Apartments feature double-glazed, noise-reducing windows and ducted air conditioning in every residence.&nbsp;In addition to the project’s transport convenience, Princeton has partnered with GoGet Car Share to provide a dedicated GoGet vehicle housed permanently within the building. Residents will receive a free annual GoGet membership, paying only usage fees, offering a flexible alternative to owning a second car and enhancing the project’s sustainability credentials.

[smartcode_project:default project_id=136442 project_image_fid=277075]

Residents will enjoy an exclusive rooftop oasis, purpose-designed as an extension of their living space. The communal rooftop includes BBQ facilities and outdoor entertaining areas, a&nbsp;pergola-shaded dining zone, a dedicated children’s play space, and a landscaped herb garden.

Princeton and Coplex is approaching completion of <a href="https://www.apartments.com.au/new-apartments/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a>, and are expecting residents to move in early in the new year. The mix of apartment configurations and price points have been a hit with young professionals, those who need to commute to the CBD, and families who appreciate doorstep amenity.

“Marque is a place where residents will be proud to call it home," Princeton Head of Development George Young says.

"We’ve worked really hard with Coplex and our design team to deliver an incredible building for the future home owners to make their own. The homes are all designed to allow the residents to make it their own, a place to belong and live a stylish urban life."

[smartcode_project_cta:default project_id=136442]

Marque Rockdale sets a new standard of apartment living in Sydney's south

Plans to revitalize the&nbsp;long-established Benowa Gardens Shopping Centre into a mixed-use community combining living, shopping, dining, health and wellbeing facilities, have been proposed to the Gold Coast City Council.

The Benowa Gardens Urban Village proposal by Benowa Gardens Holdings seeks to transform the 17,660 sqm site at <a href="https://www.apartments.com.au/new-apartments/203-ashmore-road-benowa-qld-4217">203 Ashmore Road</a> into a contemporary, sustainable destination that reflects global trends in modern community design while retaining the familiar local character residents value.

The site is bordered by Ashmore and Benowa Roads and Carrara, with ready access to Pindara private hospital, four schools, TAFE, sports fields and the nearby Botanic Gardens.

Benowa Gardens Holdings is seeking a preliminary Council approval only for its proposed masterplan and variations to the site’s Neighbourhood Centre zoning.&nbsp; 
Formal Public Exhibition commenced Friday and also marks the start of comprehensive community consultation with surroundings residents, schools, P&amp;Cs, existing retailers, nearby sporting clubs, arts groups and Botanic Gardens volunteers.

Designed by Neylan Architecture, the masterplan envisions around 413 new apartments, complemented by upgraded retail, dining, and wellness amenities as part of 10,000 sqm of retail, and 9,630 sqm of office space/medical suites.

The development will feature green open spaces, shaded promenades, landscaped terraces, pedestrian walkways, and expanded healthcare and lifestyle services in synergy with the neighbouring Pindara Private Hospital and local schools.

<img alt="Benowa" data-entity-type="file" data-entity-uuid="244f4d54-2e67-4141-92b8-78d5735f47c2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-26%20at%2012.47.34%E2%80%AFPM.png?VersionId=FmF5lzhpwVZc7POsdB770TJ_Bf2c0od8" />

“This concept embraces the way people increasingly want to live - safely, conveniently, and within strong local communities,” said Patrick Lu, Director of Benowa Gardens Holding.

“Benowa Gardens will set a new benchmark for integrated living on the Gold Coast. It’s a thoughtful, community-minded evolution that brings global best practice in urban design to one of the city’s most established areas.”

Lu said this isn’t just a redevelopment, it’s a renewal with purpose.

“Benowa Gardens has served the community for decades. Our goal is to ensure it continues to do so for generations to come, as a lively, connected Urban Village where people can truly live, work and thrive. We’re already talking to school leaders and the community to seek their feedback on our proposal, and have taken on board their ideas to improve student safety with additional “traffic calming” measures on Carrara Street. We’re conducting meaningful and sincere consultations and want to play our role in preserving and enhancing the local community."

The proposed redevelopment aims to deliver tangible benefits across the Benowa and wider Gold Coast community, including:

<ul>
	<li>Improvement of retail amenity, to capture the under-served local market demand and keep the local business at their local shopping centre.</li>
	<li>Housing diversity; offering a range of apartment types for key workers, downsizers, and local families who wish to remain in the area.</li>
	<li>Enhanced shopping and dining; revitalised retail spaces designed to support local businesses and attract more visitors.</li>
	<li>Health and wellbeing access; additional medical and wellness amenities to complement existing local facilities.</li>
	<li>Improved traffic flow and access; two new access points, upgraded intersections, upgrade pedestrian pathway’s signal and proposed upgrade of pedestrian and cycle connections/space to improve safety and convenience, especially for school children.</li>
	<li>Environmental sustainability; energy-efficient design, green rooftops, and water-sensitive landscaping to reduce emissions and enhance comfort.</li>
	<li>Local jobs and investment; supporting hundreds of construction and long-term roles while stimulating local economic growth.</li>
</ul>

The group behind the project boasts extensive experience in the property development industry, both in Australia and international markets. Over the past 23 years, the group has been involved in the development and management of a diverse portfolio of assets including residential dwellings, shopping centres, bulky-goods stores, community and medical facilities, childcare centres, offices, hotels, and taverns, across Brisbane, Ipswich, and the Gold Coast.

Benowa Gardens to become new mixed-use urban village

Demand for townhouses in Melbourne’s inner west has surged as buyers seek the elusive combination of space, affordability, and location.&nbsp;

With family-first apartments increasingly rare and standalone homes often out of reach, townhouses have emerged as the new sweet spot, delivering generous living areas with lower maintenance needs within close proximity to the Melbourne CBD.&nbsp;

<a href="https://www.apartments.com.au/new-townhouses/kings-lane-south-kingsville-50-58-new-street-south-kingsville-vic-3015">Kings Lane</a>, the new under-construction townhouse development by the family-owned developer&nbsp;<a href="https://www.apartments.com.au/developers/blue-run">Blue Run</a>&nbsp;in South Kingsville, responds directly to this trend. Comprising just 25 residences designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, the project offers a compelling alternative to both apartment downsizers and family upsizers. With three-bedroom homes priced under $1 million, it presents one of the area’s rare attainable pathways to townhouse living less than eight kilometres from the CBD.

[smartcode_project:default project_id=145042 project_image_fid=355147]

<a href="https://www.apartments.com.au/developments/south-kingsville-vic-3015">South Kingsville</a> itself is quietly becoming one of Melbourne’s most dynamic pockets of urban renewal. Flanked by the established appeal of Yarraville, Newport and Williamstown, the suburb balances quiet, village-like streetscapes with major infrastructure upgrades and a growing slate of retail, dining and lifestyle amenity.&nbsp;

Kings Lane occupies a well-connected site at 50–58 New Street, just off Blackshaws Road and within walking distance of the emerging Union Quarter precinct, a major retail destination anchored by Woolworths, specialty food outlets and wellness services.

A 400-metre stroll brings residents to the Vernon Street shops, a local favourite known for its mix of independent grocers, cafes and family-run eateries. For broader shopping options, Altona Gate Shopping Centre and Yarraville Square are both within a short drive. Spotswood IGA and the Williamstown retail strip further broaden the convenience of daily essentials.

[smartcode_project:default project_id=145042 project_image_fid=355139]

Dining options in the area lean toward eclectic and community-driven, with standouts like Rocco’s Deli, Dad and Dave’s, and Pizza d’ASPORTO offering a range of casual and elevated menus. Cafés such as Hudson Road Wine &amp; Beer and Blacksheep Coffee add to the lively yet local feel of the neighbourhood.

Green space is another hallmark of life at Kings Lane. Edwards Reserve is close enough for morning walks or casual sport, while larger parks like Newport Lakes, Yarraville Gardens, and Cruickshank Park are all a few minutes’ drive away. More than half of the nine-hectares of new green space or parkland being created as part of the West Gate tunnel works is located just at the end of New Street, the same street as Kings Lane.

&nbsp;

For those with school-age children, South Kingsville is home to a range of quality childcare centres and schools, including Kingsville Primary, Spotswood Primary, and Williamstown North Primary. Community Children’s childcare and South Kingsville Preschool are nearby, making the suburb particularly attractive to young families.

Transport links continue to improve, with Spotswood Station and the West Gate Freeway both within a five-minute radius. Future upgrades, including the proposed sky rail for Newport and Spotswood, and the delivery of the West Gate Tunnel project, promise even better access to the CBD and Melbourne Airport in the years to come.

Kings Lane's 25 all-electric townhouses are currently under construction, and will complete in late 2026.

[smartcode_project_cta:default project_id=145042]

Staff Writer

Kings Lane townhouses offers rare value in Melbourne's thriving inner west

Developer-builder <a href="https://www.apartments.com.au/developers/billbergia">Billbergia</a> has set a new apartment price record for <a href="https://www.apartments.com.au/developments/rhodes-nsw-2138">Rhodes</a>, a suburb the company has been instrumental in transforming over the past two decades.

The milestone follows the delivery of thousands of apartments across the harbourside peninsula, culminating in the $4.5 million sale of a 220 sqm penthouse in the <a href="https://www.apartments.com.au/buildings/rhodes-central-oasis-39-marquet-street-rhodes-nsw-2138">Rhodes Central Oasis</a> building, which Billbergia completed earlier this year. It is the first apartment in Rhodes to surpass not only the $4 million mark for settled sales, but also the $3 million mark, eclipsing the previous $2.75 million record set in 2021.

The purchaser had originally secured several apartments in the 40-storey tower off the plan as investments. During settlement, she spent more time in the Rhodes area and was so impressed with the building that she decided to downsize from her Northbridge home into the four-bedroom plus MPR penthouse.

The sale underscores the long-term work Billbergia has undertaken in Rhodes since the early 2000s. The company, rated 4.5 Gold Stars under the NSW iCIRT system, identifying it as one of the state’s most trustworthy and financially secure developers, was a pioneer of the area’s urban renewal. What was once a heavily industrial waterfront has become one of Sydney’s most successful examples of transit-oriented development.

<img alt="Billbergia" data-entity-type="file" data-entity-uuid="56093d7f-db18-42f4-bf9b-115bdf76f5f3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-26%20at%2011.10.06%E2%80%AFAM.png?VersionId=pca77Mr.H83nwXbJexmaLUAqBewtQ7d9" />

Billbergia is now driving the peninsula’s next major evolution: the most ambitious project in its nearly four-decade history. They are planning the Rhodes Bay Masterplan, an eight-tower, mixed-use precinct on Leeds Street. Currently with the NSW Government’s Housing Delivery Authority which is now championing large-scale projects across the state, the Rhodes Bay Masterplan lays the groundwork for a generational reshaping of this important pocket of Sydney’s Inner West.

The masterplan spans more than 31,000 sqm of amalgamated industrial land along the foreshore, land that has been privately held and inaccessible to the community for more than a century. According to Billbergia’s Development Director, Saul Moran, reclaiming this land for public use is central to the company’s vision. 
 
“What’s so exciting is that we have over 300 metres of privately-held industrialised waterfront, land that’s been locked away for more than 100 years, which we’re bringing back to the community,” he says. “It’s taken many years to assemble sites like these, and the goal now is to transform them into meaningful public space where new homes can be built in an integrated, amenity-rich setting.”

At full completion, the Rhodes Bay Masterplan is expected to deliver over 2000 apartments, with the first 1000 to be completed by 2029. Billbergia’s design focused on nine slender towers, so they could give back more to the ground plane. There will be more than 16,000sq m of new parkland and recreation space, including sports fields, a foreshore play area and waterfront green links. Around 14,600 sqm of retail is also proposed, extending the precinct’s role as a true mixed-use hub.

<img alt="Rhodes Bay" data-entity-type="file" data-entity-uuid="240ffc41-4f26-421a-9606-5c56f6fc2d93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-11-26%20at%2011.05.48%E2%80%AFAM.png?VersionId=BkBxZr7S8CAt1vgNa8AF3zjdc3YuVh0L" />

“Density only works when it’s paired with amenity, transport and open space, and that’s what’s made Rhodes such an amazing success story,” Moran says, adding that the demographic shift Billbergia has seen over the last two decades has informed their future development pipeline in the suburb.

“Rhodes has moved from being largely an investor market to a strong owner-occupier community,” Moran says. “There’s real demand for three-bedroom homes, flexible intergenerational layouts, and apartments people can grow into.”

&nbsp;“We’re designing taller, more slender towers to free up the ground level for sport, recreation and green space. High-density communities thrive when people have the best backyards in Australia, and that’s what we want to create here.”

Demand remains robust, evidenced by Billbergia’s recent results. “We achieved a record sale across the entirety of Rhodes Central just last week,” Moran says. “It shows the depth of confidence buyers have in what’s being built here.”

Billbergia’s vertically integrated model allows them to overcome the recent cost escalation and challenges in the build environment. “Having an in-house construction team lets us control feasibility, value management and quality from day one,” Moran says. “It’s critical in the current market, where construction escalation is at the forefront of every project’s viability.”

The company is also leveraging the NSW Government’s new Housing Delivery Authority process, which Moran describes as a more efficient pathway without compromising design standards. 
 
“We’re really applauding the NSW Government for its efforts to increase housing supply. There’s been a remarkable improvement in how they’re helping deliver more homes, more quickly.”

Billbergia has already commenced construction of Stage One of the Rhodes Bay masterplan. They will be lodging the State Significant Development Application before Christmas.

“We’re moving quickly, but with due care,” Moran says. “This is a generational precinct, and it needs to be done right.”

Billbergia smashes suburb record as Rhodes transformation continues

Opal Tower

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Researchers from UNSW Sydney’s City Futures Research Centre and the University of Technology Sydney (UTS) have, in partnership with the Strata Community Association (NSW) have developed the 'Strata Rectification Guide.

The <a href="https://cityfutures.be.unsw.edu.au/research/projects/defect-rectification/">online tool provides helpful information</a> for property owners and strata managers to navigate the process of identifying, documenting, reporting and rectifying building defects in strata schemes.

While the NSW Government has introduced a suite of reforms to the multi-billion-dollar apartment building sector in the aftermath of Opal Tower, the guide complements these changes by focusing on consumers already in buildings impacted by defects.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/strata.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="283" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/strata.png?itok=1AETkuUy" width="580"></a>
</figure>Strata Community Association (NSW) President Chris Duggan believes this guide could be a ‘game changer’.

“With the state’s reforms and the Building Commissioner reshaping construction quality, this guide complements the retrospective effort of the strata industry in educating managers and assists consumers to deal with the practical realities of defects,” he said.

Martin Loosemore, Professor of Construction Management at UTS, noted defects in apartment buildings have been a concern in NSW for many years and more will be affected in the future.

“Parts of the industry have been worried about building defects for some time before Opal Tower put it on the political map,” Prof. Loosemore said.

Though the particular focus of the guide is defects in common property such as hallways and courtyards, it also covers all levels of defects and their severity.

While the guide is most useful for current and potential strata apartment owners, renters could also find the guide beneficial for clarifying rights and responsibilities.
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Researchers from UNSW and UTS have developed the ‘Strata Defects Rectification Guide’ in partnership with Strata Community Association (NSW).

urban.com.au

 New apartment defect rectification guide released for NSW strata owners and managers

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Construction giant Icon claims it has spent $24 million since the evacuation of the Opal Tower skyscraper last December.
Fifteen owners are still locked out of their Sydney Olympic Park apartments as the cracking repairs continue.
One owner sold the worst affected apartment to Icon on the 10th floor.
Icon was the company that built the tower which was completed in August last year.
Icon told the ABC the Opal Tower event was insurable, however it did not reveal how much of the $24 million it was planning to claim.
The amount includes money spent on housing residents in temporary accommodation.
The ABC reported Icon's NSW business reported $163 million in revenue for 2018, down from the $335 million in 2017.
It reported a $1.63 million net profit in 2018, down from $6.8 million in 2017.
An Icon spokesperson said the company's approach to Opal Tower since the Christmas Eve evacuation "cannot be questioned".
"[This is] all without admission of liability," a company spokesperson told the ABC.
Domain recently reported Sydney Olympic Park apartment sales in the suburb have dropped 85 per cent in the six months to June compared to the same time last year.<iframe title="3rd party ad content" name="google_ads_iframe_/31694718/domain.com.au/news/nsw_3" frameborder="0" marginwidth="0" marginheight="0" scrolling="no" width="1" height="1" data-google-container-id="7" data-load-complete="true" data-integralas-id-7d0c1289-2a86-1366-5f35-e19975ab98cf=""></iframe> 
Across Sydney, buyers interest in new apartments has slipped, with views per listing for new apartments down 9 per cent in the first half of 2019.
Agents noted the Opal Tower event had tarred the entire suburb.
“Sydney Olympic Park has been affected because [buyers] think the entire park is a problem, not a particular building,” one agent said.
 “They’re all looking for that one word … [asking] is Icon the builder?”
McGrath agent John McManus, who is selling an apartment in Sydney Olympic Park, said buyers were skeptical about all new builds. 
<div class="domain-related-articles"> </div>
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j.ballantyne1990-6AQqhLzZaK

Builder Icon spends $24 million after Opal Tower cracking

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A lucky absentee apartment owner in the Opal Tower at Sydney Olympic Park has been able to escape the building cracking turmoil with a profit.
His damaged 10th floor apartment — possibly the worst affected within the 392 apartment high-rise — has been sold for $950,000.
But it appears to be a one-off sale as it has been bought by the besieged builder of the tower, Icon Co (NSW) Pty Ltd, whose solicitor declined to comment on the reasons behind its purchase.
The bullish $950,000 sale price of apartment 1005 was $158,000 more than the $742,000 off the plan price paid in 2014.
It was located on the 10th floor which saw severe cracking which prompted the evacuation of the entire building last Christmas Eve.
There were images soon after showing the damage outside the 1005 door.
The now sold two bedroom, two bathroom 86 sqm apartment had been a $600 a week rental before the cracks.
The vendor was Quan Zhou whose sales legal paperwork was lodged by China-based, Chengdu-headquartered Tahota Law Firm which has a liaison office in Sydney.
The Telegraph was not able to contact their Sydney solicitor, Yijing Hua.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/8/1/Opal%20Tower.jpg" alt="">
Minter Ellison lawyer Susan Bellamy signed the acquisition paperwork for Icon but declined to comment when asked if further acquisitions are being sought or offered to other owners.
The building’s last sale was a few weeks before the evacuation last December.
By next week just 12 apartments will remain unable to be occupied.
Without confirmation from Icon, it is speculated the purchase was because the builder required ongoing access, and would eventually need to substantially reconfigure the apartment space.
Sydney property consultant Edwin Almeida said it would be mistake if the intention of the sale was to reset valuations.
“Valuers won’t put their names or professional indemnity insurance or certificates on the line,” he said.
Residents and agents contacted by The Daily Telegraph don’t hold out much hope that the profitable sale of 1005 will be replicated should others wish to sell.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/8/1/Opal%20Tower%20apartment%202.jpg" alt="">
“You’d think once other owners have heard of the sale, there’ll be a massive queue to sell to the builder,’ one observer said.
The Sydney Olympic Park development, which was completed in August last year, saw sales range from $505,000 up to $2.498 million for the 35 floor penthouse.
The building was very popular with investor buyers of Asian origin, many of whom bought off the plan in 2014 and 2015.
It was in 2014 when the developer Ecove entered into the Opal project agreement with the Sydney Olympic Park Authority (SOPA).
Last week owners of units lodged a class-action lawsuit in the NSW Supreme Court against SOPA which owned the land on which the complex was built.
The action was filed in the NSW Supreme Court on Friday led by owner Terry Williamson.
Lawyers for the owners have filed documents claiming the building was not designed and constructed with due care and skill, and was not reasonably fit for occupation.
Premier Gladys Berejiklian defended the right of owners to sue her government agency.
“I don’t blame anybody for taking legal action to defend their own rights,” Ms Berejiklian said.
Premier Gladys Berejiklian noted it was “an unfortunate set of circumstances.”
“We inherited the system we have today and we’re aiming to fix it by the end of the year through legislation.”
Ms Berejiklian said the government will be announcing a new building commissioner “imminently” to oversee the problem-plagued construction industry.
Icon has recently agreed to pay $1.7 million of the tower's $2 million insurance premium, saving owners from a potential second evacuation from the defective building.
This article was first published in the Daily Telegraph.
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Opal Tower builder Icon buys 10th floor apartment

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Owners of units in Sydney’s beleaguered Opal Tower have lodged a class-action lawsuit against the Sydney Olympic Park Authority, which owns the land on which the complex was built.
The action was filed in the NSW Supreme Court on Friday led by owner Terry Williamson.
Lawyers for the owners have filed documents against the NSW government and Sydney Olympic Park Authority, claiming the building was not designed and constructed with due care and skill, and was not reasonably fit for occupation. 
The newly-built block in Sydney Olympic Park was evacuated on Christmas Eve after cracks were discovered in the building that briefly sparked fears it could collapse.
Owner investors are looking to claim lost rental income they can't claim from builder Icon due to a waiver that would forfeit their right to sue.
Dcuments lodged to the NSW Supreme Court by Corrs Chambers Westgarth seek access to designs and contracts relating to the design of Opal Tower.
Gladys Berejiklian has defended the right of owners to sue her government.
“I don’t blame anybody for taking legal action to defend their own rights,” Ms Berejiklian said.
Premier Gladys Berejiklian noted it was "an unfortunate set of circumstances."
"We inherited the system we have today and we’re aiming to fix it by the end of the year through legislation.”
Ms Berejiklian said the government will be announcing a new building commissioner “imminently” to oversee the problem-plagued construction industry.
“(The commissioner) will ensure moving forward that everybody in the industry not only is aware of their responsibilities, but delivers on those responsibilities to the nth degree,” she said.
In an update to residents in mid-July, the tower’s builder, Icon, said site works have been “progressing well” and structural works should be completed by the end of the month.
Residents of a further 40 apartments in Opal Tower are set to be allowed to return to their units on Friday after inspections are carried out.
The NSW government's reform plans for the state's building and construction industry are not enough to fix it, industry group, The Owners Corporation Network (OCN) submission to the government says.
"Good buildings are now going to be under suspicion until people satisfy themselves they are not defective. This is a GFC-style situation, where credit ratings and the risk for financial products came into question. In that case loss of confidence in the financial system became a contagion," the report states.
"The NSW government needs to step into the breach just as it did when HIH and FAI Insurance collapsed in March 2001."
 
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Opal Tower owners sue the NSW government

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EXPERT OBSERVER
Property buyers are now well aware of the building defects disasters seen in Opal Tower and Mascot Towers. But the reality is that any building could hide big issues from potential buyers, meaning that people could land in a nightmare scenario, even if they had carried out all possible checks.
While Owners Corporations are obliged by law to keep records, the law doesn’t say that they have to be complete, accurate or true.
Right now, Owners corporations are outsourcing their record keeping to strata mangers, and in many cases the record keeping is poor. There are no consistent standards, and records often disappear when they are transferred from one strata manager to another. The industry should be doing something about it, and laws need to be tougher. 
In recent inspections of strata records, EYEON Property Inspections has seen the following examples of altered and incomplete records:
<ul type="disc">
<li class="x_MsoListParagraphCxSpFirst">Strata committee altering general meeting minutes to change decisions made by a majority of owners</li>
<li class="x_MsoListParagraphCxSpMiddle">No information provided in records of the status of building rectification works</li>
<li class="x_MsoListParagraphCxSpLast">Recent records of building defects “lost” on transfer from previous strata manager.</li>
</ul>
In the property podcast, The Elephant in The Room, a Sydney Strata Manager said she comes across Strata Committees who don’t want certain information to be included in the minutes because it would negatively affect property values.
She said that if she isn’t comfortable with the minutes or disagrees with the included information, she won’t include her logo on it. She knows the minutes are wrong but is powerless to ensure the correct information goes in the records. She can’t stop the owners creating false records.
Strata records need to be better. Strata managers should have consistent record keeping systems and the transfer of records should be audited. Owners corporations should always have their own copy of all records. There should be severe penalties for non-disclosure of information.
Otherwise, how can property buyers trust the information they are provided?
The bottom line is that if there are gaps in records or the detail about current issues is sparse, buyers need to be cautious. These issues should be red flags and buyers should consider making lower offers or walking away from a property if the strata records are poor.  In some cases, current owners might be trying to get out of the building before major issues become public knowledge.
Michael Ferrier is the managing director at EYEON Property Inspections.
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jrobinson-rf4aSBido9

Think strata construction is bad? Strata records are worse

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Building standards in NSW will be investigated by a parliamentary inquiry. It will be conducted by the NSW upper house public accountability committee.
After the Mascot and Opal Towers disasters, the Greens MP David Shoebridge, Labor MP John Graham and Shooters, Fishers and Farmers leader Robert Borsak succeeded in securing an upper house inquiry into the issue.
The state government has been accused of being flat-footed since the first cracks emerged last December at Opal Tower in Sydney’s Olympic Park. 
<a href="https://www.parliament.nsw.gov.au/committees/inquiries/Pages/inquiry-details.aspx?pk=2540#tab-members" target="_blank">The inquiry, established on 4 July 2019</a>, will inquire into and report on the regulation of building standards, building quality and building disputes.
“We want to see the public’s submissions on this because some politicians think it’s just Mascot and Opal Towers, but there are hundreds of thousands of these across the state,” Shoebridge said. 
“This is a chance for people to speak directly to politicians and set out the scale of the problem.
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"Due to widespread public concern this issue needs to be addressed urgently," said Mr Shoebridge.
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The committee will look at the role of private certification in protecting building standards, the adequacy of consumer protections for owners of new buildings, limitations on insurance and compensation schemes. 
It will also look at instances of flammable cladding use on NSW buildings.
The inquiry will hold hearings in August with submissions from the public to be made by July 28.
In February, the NSW government promised to appoint a Building Commissioner to protect homeowners after agreeing there were "significant and concerning" industry problems following the Opal matter.
The Mascot Tower cracks, which had been evident in the 2008-built block since 2011, hit the headlines last month.
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That the Public Accountability Committee inquire into and report on the regulation of building standards, building quality and building disputes by government agencies in New South Wales, including:
<ol>
<li>
(a)  the role of private certification in protecting building standards, including:
<ol>
<li>
(i)  conflicts of interest
</li>
<li>
(ii)  effectiveness of inspections
</li>
<li>
(iii)  accountability of private certifiers
</li>
<li>
(iv)  alternatives to private certifiers,
</li>
</ol>
</li>
<li>
(b)  the adequacy of consumer protections for owners and purchasers of new apartments/dwellings, and limitations on building insurance and compensation schemes, including:
<ol>
<li>
(i)  the extent of insurance coverage and limitations of existing statutory protections
</li>
<li>
(ii)  the effectiveness and integrity of insurance provisions under the Home Building Act 1989
</li>
<li>
(iii)  liability for defects in apartment buildings,
</li>
</ol>
</li>
<li>
(c)  the role of strata committees in responding to building defects discovered in common property, including the protections offered for all strata owners in disputes that impact on only a minority of strata owners,
</li>
<li>
(d)  case studies related to flammable cladding on NSW buildings and the defects discovered in Mascot Towers and the Opal Tower,
</li>
<li>
(e)  the current status and degree of implementation of recommendations of reports into the building industry including the Lambert report 2016, the Sherwood/Weir report 2018 and the Opal Tower investigation final report 2019, and
</li>
<li>
(f)  any other related matter.
</li>
</ol>
That the committee table an interim report as soon as practical and its final report by 14 February 2020.
</div>
</div>
</div>
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jchancellor-FAypfDUnLy

NSW parliament launches inquiry into apartment building standards

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One apartment of the 390 in the notorious Opal Tower has been bravely offered for sale.
But there's been no offers since it was listed 10 days ago.
Sy Realty Sydney agent Joe Wang told The Telegraph "our clients asked us to test the market".
<div>Wang, who has been selling at Sydney Olympic Park for three years said their timing was "challenging."</div>
<div> </div>
<div>He declined to suggest a likely selling price, although he hoped the final report of the State Government on the building's cracking, may trigger a more positive sentiment. </div>
<div>
The 81 sqm unit (below and bottom) with an enclosed balcony and study cost $757,000 in 2014.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/25/Opal1.jpg" alt="">
The listing was taken down from listing websites after just a few days as the agency decided it was better to take prospective buyers from their database through the two bedroom, level 15 offering.
</div>
<div>
There were nine apartments for sale before the cracks started to appear and residents were evacuated on Christmas Eve. 
</div>
<div>"We expect more apartments will come up for lease than for sale," he said.</div>
<div>
Sy Realty agents Du Yang and Nick Ling are seeking a $500 a week tenant for a one bedroom apartment on level 22 of the cracked building.
Agents have indicated their expectation that owners will take a big hit on sale prices.
The last settled apartment in the block, a month before the cracking, was when a one bedroom apartment fetched $640,000.
It was just up on its $637,000, 2014 off the plan price.
The Opal Tower developer, developed by Ecove, was designed to be the tallest in the Sydney Olympic Park precinct, boasting 360 degree views across Sydney.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/25/Opal2.jpg" alt="">
The development was completed in last August, with off the plan sales ranging from $505,000 up to $2.498 million, which ranks as the record price for the precinct.
Even before the cracking, Sydney Olympic Park Authority noted in its recent annual report that demand for new apartments in the precinct had "dropped significantly."
"Whilst previously strong demand for new stock saw excellent take-up of apartments in new residential projects, market reporting and pricing corrections across the residential property market saw this demand drop significantly."
"As a result enquiries have slowed significantly compared to previous years, and may well continue to do so over the next few years."
Opal Tower at 1 Brushbox Street was built in the shape of an equilateral triangle with curved corners.
The 117 metre high trophy building was very popular with buyers of Chinese origin, many of whom bought off the plan in 2014 and 2015.
This article was first published in the Daily Telegraph.
 
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One apartment in the notorious Opal Tower bravely for sale

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The NSW Government today released the final report from the independent investigation into Opal Tower. 
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It has recommendations about ensuring qualified people design buildings and that buildings are built to those designs.
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The biggest recommendation in today’s report is about registering engineers.
“We will be working through the detail of today’s report with our new Building Commissioner to make sure that when homeowners are handed over the keys to a new building, it is safe, structurally sound and free from major defects," Minister for Planning and Housing Anthony Roberts said.
The report came after Professors Mark Hoffman, John Carter and Stephen Foster were asked to consider the cause of the structural damage to the Opal Tower on Christmas Eve.
The report advised security camera footage showed the cracking in the bottom corners of the bottom panel (Panel A) on Level 10 with the time stamp on this video recording indicated that the cracking of the panel commenced at approximately 2.16 pm on Monday 24 December 2018 and continued for approximately 8 seconds.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/22/Crack2.jpg" alt="">
“Our final report confirms that a number of structural design and construction issues, including non-compliance with national codes and standards were responsible for the observed damage at Opal Tower.
“We found some of the as-constructed hob beams and panel assemblies were under designed according to the National Construction Code and Australian Standards, leaving the beams prone to failure.
"We also found construction and material deficiencies likely contributed to the damage to the hob beams on levels 4 and 10.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/22/Hobb-Crack.jpg" alt="">
“We consider that the building is overall structurally sound and the localised damage to the building can be rectified to ensure the building is compliant with the National Construction Code.
"We agree in principle with the rectification works planned to date, noting that these have advanced considerably since our interim report was released.
"However, we repeat our call for qualified structural engineers to check the final design and construction proposals in detail before major rectification works begin and before the building is deemed completely safe for occupancy, while noting the reoccupation of the building extends beyond the scope of our investigation and is a matter for residents and the builder."
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/22/Level10.jpg" alt="">
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It confirmed most, if not all, major columns in the building had been designed so that their maximum axial load carrying capacity far exceeded the design loading imposed on them, indicating a very high factor of safety to these critical elements. 
However, a preliminary analysis of the splitting forces near the interface with the two hob beams reviewed (Level 4 – grid line A and Level C -grid line C) indicates that this aspect of the design should be confirmed by a qualified engineer for all such features.
</div>
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<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/22/Opal2.jpg" alt=""> 
It found no evidence contradicting their interim assertion that the building is overall structurally sound, although there is significant damage to some elements. 
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It advised it was notable that the observed damage was constrained to the inside facing of the hob beam; the outside of the hob beam at the critical section was supported by a lateral garden bed wall (Figure 16) built integrally with the slab and against the hob beam.
This wall likely provided support to the outer side of the hob beam forcing the damage inward where such support was lacking.
The damage remained “hidden” until exposed on 27 December 2018 after removal of an internal wall in the adjacent apartment. 
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The site observations of the damaged beam are consistent with a bursting failure.
"There are contradicting views and documentation as to the design strength of the hob beam concrete on Level 4. 
"Notwithstanding, 65 MPa concrete was understood to have been poured during construction as it was specified for the puddle pours in the slab around the columns and it was considered expedient to use the same batch of concrete when pouring the hob.
"During our investigations, and subsequent to the issue of our interim report, records of strength for the concrete used to construct the hob beam were provided to us. 
"These reveal 28 day strengths of these concrete samples as 50 MPa, where 65 MPa concrete was ordered for supply, indicating that the concrete in the hob may also have been of a lower strength. 
"Our independent analysis of concrete core testing samples, extracted and tested in January 2019 by Mahaffey Associates, did not contradict this observation.
"Clearly, this mis-match in design strengths points to a possible and unfortunate ambiguity in the interpretation of the design documentation."
</div>
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</div>
The report noted that extreme environmental events, while rare, could precipitate further damage and consequently it would be prudent not to delay rectification works.
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It formally noted: 
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<li>
The as-constructed hob beam / panel assembly was under-designed, according to the National Construction Code (NCC) and the Australian Standard for Concrete Structures (AS36001), at a number of locations in the building. This left the hob beams susceptible to failure by shear compression and bursting.
</li>
<li>
The decision, taken after the initial design, to grout only partially the joints between the hob beams and panels, significantly raised the levels of stress in the hob beams on levels 4, 10, 16 and 26.
</li>
<li>
Construction and material deficiencies likely precipitated the observed major damage to hob beams on Level 10-C (electrical conduit and reinforcing steel in the cover region, and a panel repair) and Level 4-A (lower strength concrete than used in hobs elsewhere and partial grout coverage).
</li>
<li>
The observed damage in the concrete panel at Level 10 and in the Level 10 floor slab was likely a consequence of the adjacent hob beam failures and not the original cause of the damage observed at Level 10.
</li>
</ol>
It formally advised making the Opal Tower safe for occupancy
<ol start="5">
<li>
Appropriate rectification works can address deficiencies in the original, as- constructed, structural design and ensure the building is compliant with the NCC.
</li>
<li>
Significant rectification works are necessary to ensure that the building and all its structural components satisfy the NCC and specifically the current AS3600- 2018
</li>
<li>
The damaged hob beams should be rectified to provide the required load carrying capacity.
</li>
</ol>
</div>
</div>
</div>
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<li>
Other hob beam / panel elements of similar as-constructed, structural design may not comply with the NCC and AS3600-2009 and, if so, will require rectification works. We also recommend checking of the forces in other structural elements adjacent to the hob beams, such as the columns.
</li>
<li>
We agree in principle with the rectification works planned to date, noting that these have advanced considerably since our interim report was released but have yet to be agreed by all parties and independently certified.
</li>
</ol>
     10. We recommended that a detailed analysis be undertaken of the potential redistribution of loads from the damaged elements to ensure that other newly loaded building elements, before and after rectification works, have suitable capacity and to avoid future damage. A preliminary analysis has been carried out and indicated structural loads satisfied the NCC in the non-damaged parts of the building structure. Nevertheless, this finding should be robustly and independently verified.
     11.We recommend that all designs and construction associated with the rectification works be checked and certified as safe for building occupancy by qualified independent structural engineers.
     12. The viability of residents re-entering the building extends beyond the structural issues considered here and hence beyond the scope of this investigation. Nevertheless, we would recommend that items 9-11 listed above be completed prior to re-occupation.
</div>
</div>
</div>
A full copy of the final report is available at: <a href="https://protect-au.mimecast.com/s/qP8qCzvkvEsGQKRWf4z48_?domain=planning.nsw.gov.au" target="_blank" data-saferedirecturl="https://www.google.com/url?q=https://protect-au.mimecast.com/s/qP8qCzvkvEsGQKRWf4z48_?domain%3Dplanning.nsw.gov.au&amp;source=gmail&amp;ust=1550870647570000&amp;usg=AFQjCNHpF5H2J5EYpQ-qQwaxqaNGSMtc2Q">https://www.planning.nsw.gov.au/finalopalreport</a>
 
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NSW's apartment construction reform set to follow the devastating eight seconds of Opal Tower low strength concrete cracking

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GUEST OBSERVATION
For many of us, the reality of Australian homes now sits many storeys up in the sky. <a href="https://theconversation.com/higher-density-and-diversity-apartments-are-australia-at-its-most-multicultural-97176" target="_blank">High-rise apartment buildings have sprouted across the nation’s cities</a>. In recent weeks – <a href="https://theconversation.com/there-are-lessons-to-be-drawn-from-the-cracks-that-appeared-in-sydneys-opal-tower-but-they-extend-beyond-building-certification-109428" target="_blank">on Christmas Eve at the Opal Tower building in Sydney</a> and <a href="https://www.theguardian.com/australia-news/2019/feb/04/apartment-fire-in-melbournes-spencer-street-prompts-new-fears-over-cladding" target="_blank">on February 4 at the Neo200 Building in Melbourne</a> – that reality has turned into the nightmare for hundreds of residents of being turned out of their homes with little more than the clothes they were wearing.
The Opal Tower evacuation was <a href="https://www.planning.nsw.gov.au/-/media/Files/DPE/Reports/Opal-Tower-Investigation-Draft-Interim-Report-2019-01-15.pdf" target="_blank">due to structural cracking</a>. At Neo200, a fire raced up the building, <a href="https://www.afr.com/real-estate/combustible-cladding-main-contributor-to-melbournes-spencer-st-tower-fire-20190204-h1atix" target="_blank">fuelled by flammable cladding</a> on part of its facade.
The rapid spread of the fire, and <a href="https://www.theage.com.au/national/cbd-tower-residents-forced-out-of-apartments-after-blaze-20190204-p50vlt" target="_blank">its apparent origin in a smouldering cigarette on the balcony</a>, was eerily reminiscent of the <a href="https://www.theage.com.au/politics/victoria/docklands-owners-sue-for-24m-over-fire-as-date-to-fix-cladding-looms-20180909-p502pc" target="_blank">Lacrosse building fire</a> in Melbourne in 2014. It also brings to mind the Grenfell Tower inferno in London (probably <a href="https://www.bbc.com/news/uk-40301289" target="_blank">originating in a small electrical fire</a>). This catastrophe took the lives of 72 people and devastated the lives of many more.
Media reports of the Neo200 fire included two concerning aspects:
<ul>
<li>
<a href="https://www.theage.com.au/national/victoria/extra-fire-alarms-put-in-a-fortnight-before-blaze-ripped-through-tower-20190204-p50vjt" target="_blank">tenants had been unaware</a> the building was partially covered in combustible cladding
</li>
<li>
<a href="http://www.mfb.vic.gov.au/Media/docs/Post_Incident_Analysis_for_Lacrosse_Docklands_-_25_11_2014%20-%20FINAL-dd61c4b2-61f6-42ed-9411-803cc23e6acc-0.PDF" target="_blank">as the Metropolitan Fire Brigade found at Lacrosse</a>, <a href="https://www.theage.com.au/national/victoria/same-as-grenfell-tower-cladding-fears-as-fire-rips-through-melbourne-cbd-apartment-building-20190204-p50vgl" target="_blank">smoke detectors had been covered</a>, rendering them inoperable.
</li>
</ul>
Such behaviours and lack of knowledge compromise critical safety-related equipment. This represents both a challenge to, and reinforcement of, the critical role of residents in ensuring high-rise buildings are safe.
In the <a href="/news">final report</a> of the post-Grenfell “Building a Safer Future” review for the UK government, Dame Judith Hackitt observed:
"Residents need to be safe, and feel safe, in their homes … they also have a responsibility towards their fellow residents to ensure that their actions do not compromise the safety of the building."
Six elements of residential building safety
The Hackitt Review joins a raft of reports that have influenced ongoing reform of residential construction regulations. In Victoria, notable recent contributions include the Auditor-General’s <a href="https://www.audit.vic.gov.au/report/victorias-consumer-protection-framework-building-construction" target="_blank">2015 report</a> on the consumer protection framework, and <a href="https://www.industry.gov.au/sites/default/files/July%202018/document/pdf/building_ministers_forum_expert_assessment_-_building_confidence.pdf" target="_blank">Shergold and Weir’s 2018 report</a> for the Building Ministers’ Forum.
There is significant agreement between these reviews. Their vision for an effective regulatory scheme can be distilled into six elements, which need to interact holistically:
<ol>
<li>
Information: all parties who have an influence on occupant safety need sufficient information about the risks in the building to make decisions consistent with protecting occupant safety.
</li>
<li>
Responsibility: while the “buck stops” with an adequately resourced regulator, all parties in the residential construction supply chain need to discharge clearly expressed, risk-based and complementary responsibilities.
</li>
<li>
Standards: people with appropriate expertise (for example, about how building materials interact) should set standards to be enforced throughout the supply chain.
</li>
<li>
Competence: where work requires particular skills and experience, only people who have these should do it.
</li>
<li>
Quality assurance: inspection regimes need to provide a robust “last line of defence” to catch defects before they threaten occupants’ safety.
</li>
<li>
Rectification: recognising that litigation is slow and expensive, dispute avoidance processes and insurance should expedite rectification.
</li>
</ol>
The Victorian regulatory regime for residential construction mainly comprises the <a href="http://www.legislation.vic.gov.au/domino/Web_Notes/LDMS/LTObject_Store/ltobjst10.nsf/DDE300B846EED9C7CA257616000A3571/FF534BFE5E1FF524CA2583150019BDAF/%24FILE/93-126a117.docx" target="_blank">Building Act 1993</a>, its recently updated <a href="http://www.legislation.vic.gov.au/Domino/Web_Notes/LDMS/PubLawToday.nsf/b12e276826f7c27fca256de50022686b/d6ce1ed4cf4cae14ca25833000014a82!OpenDocument" target="_blank">regulations</a>, the <a href="https://ncc.abcb.gov.au/ncc-online/NCC" target="_blank">National Construction Code</a> which underpins those regulations, and the <a href="http://www.legislation.vic.gov.au/Domino/Web_Notes/LDMS/LTObject_Store/LTObjSt10.nsf/DDE300B846EED9C7CA257616000A3571/513B8F096A77B1A7CA2583300080DA1F/%24FILE/95-91a084.docx" target="_blank">Domestic Building Contracts Act 1995</a>. Justifiably, much of the recent reform focus has been on the role of the regulator under element 2 – the Victorian Ombudsman’s <a href="https://www.ombudsman.vic.gov.au/Publications/Parliamentary-Reports/Own-motion-investigation-into-the-governance-and-a" target="_blank">2012 report</a> led to the Victorian Building Authority replacing the Victorian Building Commission – and elements 3-6. Contributors to The Conversation have, for example, noted:
<ul>
<li>
the difficulties of <a href="https://theconversation.com/cladding-fires-expose-gaps-in-building-material-safety-checks-heres-a-solution-111073" target="_blank">tracking compliant products throughout globalised supply chains</a> (element 3), and how technology can help overcome these challenges
</li>
<li>
the importance of enforcing competence (element 4) in a <a href="https://theconversation.com/beyond-opal-a-10-point-plan-to-fix-the-residential-building-industry-110975" target="_blank">ten-point plan to fix the residential building industry</a>
</li>
<li>
scapegoating <a href="https://theconversation.com/there-are-lessons-to-be-drawn-from-the-cracks-that-appeared-in-sydneys-opal-tower-but-they-extend-beyond-building-certification-109428" target="_blank">private building inspectors</a> (element 5), as happened after the Opal evacuation, attacks a symptom of the disease, rather than the inherent tension between cost and quality in residential construction.
</li>
</ul>
The regulatory response on each of these four elements remains a matter for ongoing debate. This is justified given that the performance-based nature of most standards-setting results in increased competence requirements.
What about the role of residents?
The Neo200 experience highlights, however, that the role of residents can be underestimated. In particular, where regulatory elements 1 and 2 refer to “parties”, this very much includes dwelling occupants and others who enter these buildings. It also includes the designers, builders and other construction professionals who are the primary concern of elements 3-6.
Given the diverse ways in which people visit, live or work in high-rise buildings, it will always be a challenge to devise ways to make sure occupants:
<ul>
<li>
have enough information to understand the risks of being in such buildings (whether or not there is combustible cladding)
</li>
<li>
act in ways that reflect their responsibility to keep themselves and their fellow residents safe.
</li>
</ul>
As recent moves in Victoria to <a href="https://www.vba.vic.gov.au/consumers/swimming-pools/information-for-consumers-who-have-an-existing-pool-or-spa" target="_blank">register and inspect backyard pools and spas</a> arguably demonstrate, there seems to be robust community support for intruding into people’s homes where the safety risk is seen as high. Is it time, therefore, to mandate airline-style safety briefings in apartments, regular inspections of apartments to make sure smoke detectors are working, and other similar interventions? Certainly, a recognition of occupants as active stakeholders would suggest such measures are appropriate in pursuit of a deeply held community goal of dwelling safety.
As a society, though, are we ready for such state-based assaults on our homes – upon what the Kerrigans regarded as their “<a href="https://www.imdb.com/title/tt0118826/" target="_blank">castle</a>”? Time will tell. In the meantime, the residents of the Neo200 building – like those at the Opal building before them – are left searching for alternative accommodation, and for answers.<img src="https://counter.theconversation.com/content/111255/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Matthew Bell, Senior Lecturer and Co-Director of Studies for Construction Law, University of Melbourne.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/dont-overlook-residents-role-in-apartment-building-safety-111255" target="_blank">original article</a>.
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Don't overlook residents' role in apartment building safety: Matthew Bell

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GUEST OBSERVATION
The <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-01-15/opal-tower-needs-significant-rectifiaction-work-report-finds/10713054" target="_blank">failure of the Opal Tower building</a> in Sydney has highlighted the poor quality of speculatively built multi-unit housing in Australia.
The tower’s 392 apartments were evacuated on Christmas Eve when residents heard loud cracks and defects were found.
So far, the only reaction from government has been a knee-jerk <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2018-12-30/opal-tower-damage-sparks-nsw-government-crackdown/10673968" target="_blank">promise to crack down on shonky building certifiers</a> (that’s you Matt Kean, minister for innovation and better regulation in New South Wales).
Unfortunately, there is no evidence this will make any difference.
Planning policies embraced by the NSW and Victorian governments mean a greater percentage of new housing is being constructed in tall multi-unit developments than ever before, particularly in Sydney and Melbourne.
Between <a href="https://cityfutures.be.unsw.edu.au/research/projects/governing-the-compact-city-the-role-and-effectiveness-of-strata-management-in-higher-density-residential-developments/" target="_blank">50% and 80% of multi-unit buildings</a> have defects serious enough to be the subject of strata committee involvement.
Possibly close to 100% have significant defects at completion.
Most of the problems are waterproofing issues (which may not be evident for years), malfunctioning services or a lack of proper compliance with fire codes and standards.
We can only fix this problem by changing the culture of the residential building industry.
Ten steps governments can take
We don’t need another royal commission. Governments could implement all of the suggestions below using their existing powers.
1) Increase density by permitting more subdivisions on existing housing blocks rather than building tall buildings.
Two <a href="https://www.reisa.com.au/publicinfo/general-tips-and-traps/torrens-title-explained" target="_blank">Torrens title</a> townhouses can be built on a normal single-house quarter-acre block. Low-scale buildings will still suffer from defects, but are less problematic to build, inspect and repair than tall buildings and use simpler technology.
2) In the short term, provide occupation certificates to new residential buildings taller than three storeys only if they comply with an enhanced protocol of regulations and oversight.
State government would implement this, with a focus on waterproofing and fire performance.
A suitable code, standards and protocols could be developed in a few weeks. The necessary people to provide independent oversight could be drawn from qualified architects, builders and engineers who are able to pass a probing exam. They would be independent of the design and construction team. The government would fix their fees.
3) Develop a program to enhance the standards for residential building standards in the <a href="https://www.business.gov.au/planning/templates-and-tools/industry-factsheets/national-construction-code" target="_blank">National Construction Code</a> (NCC).
The current NCC codes for Class 2 buildings (home units) favour innovation and cost reduction over consumer protection. This is the wrong way around for housing. Section F, which covers health and amenity (including waterproofing), is weak and must be strengthened.
4) A voluntary quality scheme to star-rate all apartments, similar to <a href="https://www.ancap.com.au/about-ancap" target="_blank">ANCAP</a> (Australasia New Car Assessment Program), might work with industry support.
The minimum standard permissible would comply with the enhanced standards. The NSW Building and Construction Council promoted a scheme in the 1990s but failed due to lack of government support. It was a good idea then, and it is still a good idea now.
5) If the industry won’t support a voluntary scheme, government should introduce a coercive qualified practitioner (QP) scheme.
This would be a permanent version of the short-term scheme. If a building goes bad, the QP could lose the right to practise as a QP as well as being liable to the owners.
6) Revitalise trade training and certification to ensure all trade workers are properly trained and certified.
Many trades on building sites have no training and are not licensed. The requirement to read directions and document work against procedures means everyone on site must be functionally literate. The goal should be to have 30% of people working on site at Certificate 4 level by 2025. 100% of building workers should be literate by 2025. This should be a national requirement, checked by inspectors.
7) All leading hands for any trade should be educated up to Certificate 4 level.
This should be independently verified to cut out shonky training providers. Leading hands in all trades should be licensed and responsible for the work they do.
8) Enhance licensing of builders and subcontractors to ensure people in charge on site are educated beyond Certificate 4.
All people occupying construction roles with management responsibility should have valid qualifications in architecture, structural engineering or building.
9) Consider additional laws on contract provisions to reduce the economic power disparity between developers, head contractors and subcontractors.
Unfair commercial pressures are at the heart of much bad building. We should do more to cushion the smaller players from the larger ones.
10) And, while we are at it, we should ensure a value-capture process accompanies the development of tall residential buildings so the cost of upgrading social infrastructure is recovered.
High-density, high-rise buildings massively increase loads on socially owned infrastructure, such as schools, libraries, hospitals, parks and sporting facilities. The developers of tall buildings should be made to contribute adequately to the economic cost of enhancing these provisions, which can involve solutions that are unusually expensive, such as high-rise schools.
 
<a href="https://theconversation.com/profiles/geoff-hanmer-90647" target="_blank">Geoff Hanmer</a>, Adjunct Lecturer in Architecture, Univeristy of NSW, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/beyond-opal-a-10-point-plan-to-fix-the-residential-building-industry-110975" target="_blank">original article</a>.
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