1. Background

We have previously written about the WA love affair with patios and carports. For a refresh see here.

While the patio is now being phased out in new homes by much more elaborate outdoor alfresco areas, the humble patio is still a feature in many of our existing homes. Carports are generally giving way to garages.

While patios and carports can be constructed from a variety of materials building inspectors are often focused on some key issues. Two of these issues relate to how the patio or carport is attached to the house and secondly how the patio or carport is tied down to prevent wind uplift.

This blog explores there two items and the implications for the REIWA Pre Purchase Building inspection Annexure.

2. Connecting the patio or carport rafters to the house – rafter brackets

So the first key issues is how the patio rafters are connected to the house. Generally, these are connected to the fascia which is generally located directly below the gutters. This connection is really important as the connection needs to support the weight of the patio as well as the weight of somebody walking on the roof. Further, the connection needs to protect the structure from wind uplift in an extreme wind event. Generally, building inspectors would expect to see rafter brackets securing the rafter to the fascia or wall plate. These brackets are multi sided and ensure fixings can be placed in multiple directions so as to provide support against upward, downward and sideward movement. Rafter brackets come in a myriad of shapes and sizes but essentially look similar to the following:

The key to these brackets is the rafter is connected on multiple points on multiple faces and then there bracket is fixed to the fascia or wall plate at multiple points. The key to the above is that it is evident that the bracket provides much more support than the often found skew nails or tec screws with no brackets.

3. Connecting the fascia to the roof frame

As indicated above, rafter brackets are often just connected to the metal fascia which is locate just below the gutters.

The key issue is that the fascia are connected to rafters by fascia clips which are only designed to hold the fascia in situ, they are not designed to hold the weight of a substantial patio or carport. For this reason, rafter bolts (brackets, bolts or straps) need to be installed from the roof rafter through the fascia so that strength and support from the rafter can be added to the fascia to support the patio or carport rafters. As can be seen in the image below the rafter bolt is attached to the rafter inside the roof cover and then secured through to the fascia.

When reviewing these structures, building inspector are looking of the signs of the tell-tale bolts through the fascia or wall plate as per the image below.

Unfortunately, in the image above, rafter brackets were omitted.

As can be seen below there are no tell-tale signs that the rafter bolts have been installed and that the patio rafters have simply been connected to the fascia.

4. Rafter to outer beam connection

The last issue for consideration in a patio or carport is how the rafter has been connected or tied down to the outer beam. Often, we see that the connection is only secured by skewed nails as per the image below.

Ideally, what the inspector would like to see is that the rafter is secured to the outer beam by a proprietary bracket or tie down similar to the following multi or triple gips:

5. Are these Issue a Major Structural Defect?

The above is only a very limited and brief summary of what can be a multitude of issues when considering if the lack of support or tiedowns when building inspectors are reviewing a patio or carport. At the core of the decision is whether or not the patio or carport, based on a visual inspection, will be able to support normal loads and or increased loads during a substantial wind event. It is quite possible when defects such as the above are identified, the building inspector will consider that the patio or carport has a major structural defect.

However, there are a range of considerations which also need to be considered including the age and location of the property and the materials that have been used in the construction of the patio or carport.

6. So there is a major structural defect in my patio or carport does the REIWA Annexure cover the issue for Buyers

Possibly yes, but generally no.

The Standard REIWA Annexure (without amendment) refers to Major Structural Defects on the Residential building. Legal advice indicates that patios and carports subsequently added to a property are excluded from the definition of residential buildings. So, without amended the standard REIWA Annexure, patio and carports with Major Structural defects are considered beyond the Residential Building and this the Buyers is not covered.

However, Clause 1 of the REIWA Annexure enables the Buyer to expand the scope from just the Residential Building to say all Structures on the property to be purchased. If the scope is expanded then items such a carports and patios can be included within the scope of the REIW annexure and hence the Buyer would be protected.

7. So there is a Major Structural Defect in the Patio of Carport

Do not despair, if one of the above items gives rise to a major structural defect they can usually be resolved quickly and for a relatively modest cost.

8. Disclaimer

The above is a very narrow view of what can be a diverse and sometimes complex issues. If required you must speak with your building inspector on the specific c circumstances related to our property.

9. Summary

9.1 Patios and carports are often constructed informally and not all of the rules are always followed. Key issue are often identified. Sometimes these issues will represent a major structural defect.

9.2 Whether or not Buyers can ask Sellers to fix the issue in a pre purchase transaction will depend on the terms of their Contract.

9.3 As indicated fixing the issues identified above are generally straight forward and can normally be achieved for a modest costs.

10. Important Note

The above general information was considered correct in Aug 2023. Circumstance will change over time. It is recommended that all readers seek their own professional and or legal advice prior to acting on the information contained in this note.

Build, Buy, Invest in property with confidence.

Ph 9240 8855 Web: www.houspect.com.au/wa Email: enquiry@houspectwa.com.au