Pitt & Sherry

(Operations) Pty Ltd

ABN 67 140 184 309

Phone 1300 748 874

Inspection report info@pittsh.com.au

pittsh.com.au

Located nationally —
Melbourne
Project No. DV19119 Date 19 Sept 2019 Sydney
Brisbane
Hobart
Project Name 24-28 Orr St, Queenstown – Structural Inspection Launceston
Newcastle
Inspected 5 Sept 2019 Devonport
Wagga Wagga

Client West Coast Council

Present pitt&sherry

West Coast Council

A site inspection of the Hunters Hotel at 24-28 Orr Street Queenstown was undertaken by
pitt&sherry on 5 September 2019 at the request of the West Coast Council.
The following scope of works was determined as necessary through consultation with the Client

• Inspection of the suspended first floor verandah structure of the Hotel with frontage to Orr Street.

• Provide comment on the structural integrity of the structure identifying any structural defects

• Provide recommendations on actions to rectify the condition of the structure

At the time of the inspection the footpath directly beneath the suspended first floor verandah had been cordoned
off to restrict pedestrian access due to a perceived risk to the public. Access was provided from Orr Street
looking towards the first floor soffit and from the first floor itself looking to the verandah soffit and the floor level of
the first floor. An earlier inspection report, undertaken by Scoles, Tague and Associates, dated
28 April 2015, was provided by the Client for reference during the inspection.

Key findings of this inspection are as follows:

• Inspection to the underside of the flooring structure of the verandah was restricted given the soffit lining
with cement sheeting. For a full detailed inspection this soffit lining would be required to be removed.
Sufficient evidence was however present to provide little confidence in the construction given the visible
defects present. Photo 1 is taken of the soffit lining

• Inspection of the top surface of the verandah flooring showed numerous significant structural defects.
The flooring of the room to the east was in poor condition with the floor boards rotted through in
numerous locations showing minor decay to the floor joists (running east west) but likely much greater
decay to the bearer (running north-south) abutting the main hotel structure, given the movement
underfoot. Photo 2 is taken of the flooring beneath the eastern room on the suspended verandah.

• In numerous locations holes in the roof structure had allowed water to pass onto the flooring and cause
significant rotting/damage to the floor structure. The vegetation growth in the interface between the
suspended timber flooring of the verandah and the hotel structure (refer Photo 3) suggests that both the
water infiltration has been prolonged and the key connection between components is likely

ref: DV19119 16P Inspection Report/author/wp Page 1 of 6

 compromised.

• Movement is present between the roof structure and the main hotel (refer Photo 4). This separation is
further contributing to the water infiltration into the timber floor structure.

• The vertical alignment of the verandah when viewed from Orr Street is out of alignment. The main
reason for this is due to differing floor levels between the two stages of the hotel (refer Photo 5). There
is therefore a need to ramp between the two levels, but it appears that the support column has also
dropped in that location.

• It is believed that the steel columns currently supporting the first floor are not original and have replaced
earlier timber members. The construction of these and the connection of these to the interconnecting
verandah beams supporting the first-floor structure appears poor.

• The steel support column on the eastern end and the connection of the steel verandah beam to it is in
poor condition. Water infiltration from the flooring above has resulted in complete surface corrosion and
the onset of moderate steel section loss. Photo 6 shows the extent of surface corrosion to the
components.

Extensive defects have been identified to the verandah structure on the northern elevation of the hotel. The
defects primarily arise from ongoing water infiltration onto the timber decking from perforations in the roofing
above. Soffit lining to the flooring and cladding to the connection of the supporting columns to the connecting roof
structure have restricted visual inspection and would be required to be removed to allow a full detailed inspection.
Notwithstanding this lack of visual inspection, there are enough defects able to be viewed that suggest that the
structure is in poor condition and currently poses a high risk to pedestrians walking beneath and along the Orr St
southern footpath.

Heritage requirements will require addressing, however it is the inspector’s opinion that the current verandah
structure cannot be safely and viably repaired without removal and replacement. Further decay to the verandah
will likely result in elements falling onto the footpath below, also posing an unacceptable risk to any people
walking on the structure above.

Prepared by:

ref: DV19119 16P Inspection Report Page 2 of 6

 Vegetation growing
in connection –
historic water
infiltration present

Previously replaced
cement sheeting
segment

Photo 1: Soffit lining to underside of first floor suspended verandah flooring

ref: DV19119 16P Inspection Report Page 3 of 6

 Critical
connection in
poor condition

Photo 2: Unacceptable condition of verandah flooring beneath eastern room

ref: DV19119 16P Inspection Report Page 4 of 6

Photo 3: Vegetation growth between the first-floor suspended flooring and the hotel connection

Perforations in
roof cladding

Movement
between roof and
hotel

Photo 4: Movement between roof structure and hotel and perforation in roof cladding

ref: DV19119 16P Inspection Report Page 5 of 6

 Slope in beam
in this location

Photo 5: Vertical misalignment of verandah beam between supporting columns

Photo 6: Surface corrosion to steel columns/verandah beam components

ref: DV19119 16P Inspection Report Page 6 of 6