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Fully-Open Windows, Compliant Homes

Sun, 30 Nov 2025 23:21:59 GMT

KidScreen fall-prevention screens let you model bedroom windows at full openability in NatHERS (avoiding the default 10% restriction), improving natural ventilation, lowering cooling loads and reducing the need for higher-performance glazing — while meeting NCC fall-protection rules and AS5203 testing requirements.

Why KidScreen matters for NatHERS assessments

Alspec’s KidScreen range is specifically designed and tested to meet the Protection of Openable Windows standard (AS5203) and the NCC fall-prevention requirements; the product brochure lists benefits such as preventing accidental falls, allowing full window ventilation, easy adult egress, and NATA testing/certification. KidScreen is available in reinforced polyester and a 316 stainless-steel mesh option that is explicitly promoted for greater visibility and airflow.

Regulatory context you must model to

The NCC 2022 requires protection for openable bedroom windows where the fall to ground is ≥2 m , and allows protection to be provided by a screen that resists 250 N and prevents a 125 mm sphere passing through. Where a complying screen is absent, NatHERS assessors must use a default openability of 10% for affected windows unless the design documentation specifies otherwise.

How KidScreen changes the NatHERS modelling outcome

Because KidScreen stainless‑steel mesh meets the AS5203/NCC performance tests , designers can note on plans that windows with a fall ≥2 m are fitted with compliant KidScreen screens and therefore model the windows at their actual (maximum) openability rather than the 10% default. The stainless option has a much higher open area (manufacturer data shows up to ~72% open area for the stainless mesh), which directly increases modeled ventilation capacity.

Thermal and health benefits (evidence-based)

Greater window openability increases natural ventilation , which reduces indoor overheating hours and can cut cooling energy use substantially in mixed‑mode operation — studies show larger openable areas and appropriate shading can halve overheating hours and energy use in some climates. Good natural ventilation also reduces stagnant air and the risk of mould growth, improving indoor air quality and occupant health and wellbeing.

Cost and compliance advantages

From a construction and compliance perspective, screens are typically much cheaper than upgrading glazing or installing high-performance windows . By enabling higher modeled openability and lowering heating/cooling loads, KidScreen can help raise a NatHERS star rating and reduce the need for more expensive glazing upgrades — a practical route to both cost savings and compliance.

Practical notes for designers and assessors

Document the use of KidScreen (product, mesh type and certification) on the drawings and in the NatHERS notes so assessors can justify non‑default openability in the model.
Ensure installation is by a certified installer and that the screen’s test certificates (AS5203 / NATA) are available for compliance records.
Consider pairing full‑openability windows with ceiling fans or cross‑ventilation strategies to maximise thermal comfort and reduce mechanical cooling demand.

https://ncc.abcb.gov.au/guide/d3d29-protection-openable-windows

https://www.kidscreen.com.au/

Mandatory Energy Ratings for Existing Homes

Sun, 02 Nov 2025 23:09:40 GMT

A New Era Begins — And 10 Star Building Assessments Is Leading the Way

Australia’s residential energy landscape is undergoing a major transformation. The Nationwide House Energy Rating Scheme (NatHERS), long trusted for assessing new homes, is now expanding to include existing dwellings — a move set to empower millions of homeowners with clearer insights into their energy performance and upgrade potential.

What’s Changing?

For decades, NatHERS has provided star ratings for new builds, helping guide design decisions and improve thermal comfort. Now, through a staged rollout, the scheme is being extended to existing homes — offering assessments that consider:

Thermal performance based on design, orientation, insulation, and materials
Fixed appliances and their energy use
On-site solar generation and storage
Practical guidance for cost-effective upgrades

This initiative is part of a broader push toward mandatory disclosure frameworks, where energy ratings may soon be required at the point of sale or lease.

Why 10 Star Building Assessments Is Ahead of the Curve

At 10 Star Building Assessments, we’re proud to be part of the NatHERS trial program for existing homes — actively seeking accreditation under the new framework. Our dual expertise as both accredited thermal assessors and experienced builders gives us a distinct advantage in this evolving field.

We don’t just rate homes — we understand them. Our assessments are value-engineered to suit the unique characteristics of each existing building, ensuring recommendations are both practical and cost-effective. Whether it’s identifying insulation gaps, optimizing passive design features, or advising on appliance upgrades, our reports are tailored to deliver real-world impact.

What This Means for Homeowners

With energy bills rising and climate resilience becoming a priority, NatHERS ratings for existing homes offer:

Clear benchmarks for energy performance
Actionable advice for upgrades
Potential access to green loans and incentives
Enhanced property value and buyer confidence

As the scheme scales up, homeowners will increasingly rely on trusted assessors to guide them — and that’s where 10 Star Building Assessments shines.

THERMAL MASS vs INSULATION

Sun, 02 Mar 2025 23:28:21 GMT

Thermal mass refers to the ability of a material to store and release heat energy. It describes the capacity of building materials to absorb heat during the day and slowly release it at night, helping to regulate indoor temperatures.

Impact of Thermal Mass in a Dwelling:

Temperature Stabilization:
Summer: During hot days, thermal mass absorbs excess heat, preventing rapid temperature increases within the dwelling. This delayed heat release helps maintain cooler indoor temperatures, even after the sun goes down.
Winter: In colder climates, thermal mass stores heat absorbed from sunlight during the day. This stored heat is gradually released at night, providing a source of warmth and reducing the need for additional heating.
Improved Energy Efficiency:
By reducing temperature fluctuations, thermal mass can significantly decrease the reliance on mechanical heating and cooling systems. This leads to lower energy consumption and reduced energy bills.
Increased Comfort:

More stable indoor temperatures create a more comfortable living environment. This is particularly beneficial for people who are sensitive to temperature changes.

Common Materials with High Thermal Mass:

Concrete: Concrete floors, walls, and even furniture can effectively store and release heat.
Brick: Brick walls and floors also possess good thermal mass properties.
Stone: Natural stone, such as granite and marble, has excellent thermal mass capabilities.
Water: Water features, such as ponds or water walls, can contribute to thermal mass.

Effective Use of Thermal Mass:

Proper Orientation: To maximize the benefits of thermal mass, buildings should be oriented to capture sunlight during the winter and minimize solar gain during the summer.
Insulation: Adequate insulation is crucial to prevent heat loss and ensure that the stored heat is effectively used to regulate indoor temperatures.
Ventilation: Proper ventilation strategies are essential to cool down the thermal mass during hot periods and to distribute the stored heat evenly throughout the dwelling.

Insulation and thermal mass both contribute to stabilizing temperatures in a dwelling, but they do so through different mechanisms:

Insulation:
Focus: Primarily prevents heat transfer between the inside and outside of the building.
Mechanism: Acts as a barrier, slowing down the rate at which heat flows through building elements (walls, roof, floor).
Effect:
Reduces temperature fluctuations caused by external temperature changes.
Minimizes heat loss in winter and heat gain in summer.
Requires less energy for heating and cooling.

Thermal Mass:
Focus : Stores and releases heat energy.
Mechanism: Absorbs heat during periods of high temperatures (daytime) and releases it gradually when temperatures drop (nighttime).
Effect:
Smoothes out temperature swings within the dwelling.
Delays the transmission of heat into and out of the building.

Here's an analogy:

Insulation is like a thick blanket that keeps you warm by preventing heat from escaping your body.
Thermal Mass is like a hot water bottle that stores heat and slowly releases it, keeping you warm throughout the night.

Key Differences:

Primary Function: Insulation primarily prevents heat transfer, while thermal mass primarily stores and releases heat.
Time Scale: Insulation has a more immediate effect on temperature, while thermal mass has a delayed effect.
Interaction: Insulation and thermal mass work best in conjunction. Insulation minimizes heat loss/gain, while thermal mass helps to stabilize the remaining temperature fluctuations.

In summary:

Insulation is crucial for minimizing energy consumption and maintaining comfortable indoor temperatures by reducing heat transfer.
Thermal Mass enhances comfort by smoothing out temperature fluctuations and reducing the reliance on mechanical heating and cooling systems.

By effectively combining insulation and thermal mass, you can create a highly energy-efficient and comfortable living environment.

Using thermal mass and orientation effectively in different climate zones

Queensland (QLD):

Climate: Queensland experiences a diverse climate, ranging from subtropical in the north to sub-tropical and temperate in the south.
Orientation: North-facing orientation is generally beneficial in most of Queensland. This maximizes winter sun exposure for passive heating while minimizing summer solar gain.
Thermal Mass:
Subtropical North: Focus on shading and ventilation to combat summer heat. Thermal mass can be used strategically, perhaps incorporating it into internal walls or floors to moderate temperature swings.
Subtropical South: A balance is needed. Thermal mass can be beneficial in winter, but careful shading and ventilation are crucial during summer. Consider using lighter-weight materials or incorporating features like exposed brick walls with good ventilation.

New South Wales (NSW):

Climate: NSW experiences a wide range of climates, from coastal to alpine.
Orientation: North-facing orientation remains generally beneficial, especially in inland areas. Coastal areas may benefit from slight east or west orientations to capture milder breezes.
Thermal Mass:
Coastal: Focus on moderating summer temperatures. Thermal mass can be used strategically, perhaps incorporating it into internal walls or floors while ensuring good ventilation.
Inland: Thermal mass can be highly beneficial in both winter and summer. Concrete slabs, brick walls, and even water features can help to stabilize temperatures.

Victoria (VIC):

Climate: Victoria experiences a range of climates, from cool temperate in the south to warm temperate in the north.
Orientation: North-facing orientation is generally beneficial, especially in areas with colder winters.
Thermal Mass:
Southern Regions: Thermal mass is crucial for winter heating. Concrete floors, brick walls, and even water features can significantly improve energy efficiency.
Northern Regions: A balance is needed. Thermal mass can be beneficial in winter but may require careful shading and ventilation during summer.

How Thermal Mass and Orientation Increase Thermal Comfort Range:

Reduced Temperature Fluctuations: By storing and releasing heat, thermal mass minimizes temperature swings within the dwelling. This creates a more stable and comfortable indoor environment.
Extended Comfort Zone: The reduced temperature swings mean the dwelling remains comfortable for a longer period, minimizing the need for heating and cooling.
Improved Energy Efficiency: Reduced reliance on mechanical systems leads to lower energy consumption and reduced environmental impact.

Important Note: These are general guidelines. Optimal design solutions will vary depending on specific factors such as:

Local climate variations: Microclimates within each state can significantly influence the best approach.
Building orientation and site conditions: Factors like slope, surrounding vegetation, and prevailing winds must be considered.
Building materials and construction methods: The specific materials and construction techniques used will impact the effectiveness of thermal mass.

By carefully considering these factors and incorporating appropriate thermal mass and orientation strategies, it is possible to create highly energy-efficient and comfortable dwellings in all regions of southern Australia.

MAIXIMISE THE POTENTIAL SALE OF A NATHERS 7+ RATED DWELLING

Wed, 05 Jun 2024 06:33:43 GMT

For homeowners who have invested in achieving a 7-star NatHERS rating in New South Wales, effectively marketing their high-performance home can unlock significant resale value. Here are some tips from a salesperson's perspective on how to showcase the benefits of a 7+ star rated home and what information to discuss with your real estate agent to maximize its market appeal.

Tips for Marketing Your 7+ Star Rated Home:

1. Highlight Energy Efficiency: Emphasize the energy-saving features and low running costs of your 7-star rated home. Showcase how the high energy efficiency leads to reduced utility bills and a smaller environmental footprint.

2. Promote Comfort and Health Benefits: Discuss the superior thermal comfort and indoor air quality improvements that come with a 7-star NatHERS rating. Potential buyers will appreciate the enhanced living experience and health benefits of an energy-efficient home.

3. Showcase Sustainable Features: Highlight any sustainable features incorporated into the design of your home, such as improved glazing and insulation, thermal mass elements, solar panels, energy-efficient appliances, and water-saving fixtures. These green features add to the overall appeal of the property.

4. Provide Energy Performance Data: Share the NatHERS certificate and energy rating report with your real estate agent to substantiate the energy efficiency of your home. Buyers value concrete data that demonstrates the property's performance.

5. Professional Photography and Marketing Materials: Invest in high-quality photography and marketing materials that showcase the energy-efficient features and sustainable design of your home. Visual appeal plays a crucial role in attracting potential buyers.

Discuss with Your Real Estate Agent:

1. Energy Efficiency Features: Brief your agent on the energy-efficient features of your home and how they contribute to the high NatHERS rating. Ensure they understand the value proposition of a 7+ star rated property.

2. Market Positioning: Collaborate with your agent to position your home in the market as a premium, energy-efficient property. Discuss pricing strategies that reflect the added value of the high energy performance.

3. Target Audience: Identify potential buyers who prioritize sustainability and energy efficiency. Tailor marketing campaigns to reach this specific demographic and highlight the benefits that matter most to them.

4. Educate the Agent: Educate your real estate agent on the benefits of a 7-star NatHERS rating and why it sets your home apart from others in the market. Equip them with the knowledge to effectively communicate these advantages to potential buyers.

By effectively marketing your 7+ star rated home and collaborating closely with your real estate agent, you can position your property as a desirable, sustainable investment that commands a premium resale value in the market.

Understanding Embodied Energy

Mon, 22 Jan 2024 04:04:16 GMT

Embodied Energy

We are sure you are keen to do your part in contributing to a clean and sustainable future and care for the one planet we have been entrusted with.

Perhaps you have heard of “The Paris Agreement”, a legally binding international treaty on climate change. It was adopted by 196 Parties at the UN Climate Change Conference (COP21) in Paris, France, on 12 December 2015. It entered into force on 4 November 2016.

Its overarching goal is to hold “the increase in the global average temperature to well below 2°C above pre-industrial levels” and pursue efforts “to limit the temperature increase to 1.5°C above pre-industrial levels.” This is where carbon tax, carbon capture, carbon pricing well sort of all this carbon talk comes in.

So with this newsletter we wanted to explain as simply as possible what Embodied Energy in Construction is all about because ultimately it is a carbon contributor.

Hold on, what? Embodied Energy? Construction? Yes it can sound a little daunting, but think of it this simple way; all of us have a body, to keep that body alive we eat and drink, our body converts that eating and drinking to energy, and if we eat more “energy” then our body uses we start to store it – yes it’s then a fight against the bulge. So whilst we eat the food and use the energy, construction doesn’t, every material used in construction stores the energy in the material, like a battery, embodying that energy in a brick, plasterboard sheet, paint tin, whatever product being used. Yes we may use some of that energy again in recycling a product but even then the energy is still there.

All construction materials and types have a different embodied energy rating, here are some examples;

** A comprehensive list can be found here .

So, in construction we can break it down to 3 main categories Embodied Carbon, Operational Carbon and End of life:

Materials (Embodied Carbon) - Where do your construction materials come from? how are they made? This follows the product from the forest or mine to the construction site. Extraction of materials, transport, manufacturing, construction and even end of life – when its use ends.

Building (Embodied Carbon) – This is the construction process itself. How much energy is used? Waste produced and emissions released during building.

Use (Operational Carbon) – Probably what we are most familiar with lighting, heating, HVAC, energy consumption. Don’t forget the operational carbon footprint of a building is normally tied in with the life of the building which could be many decades.

So just like purchasing a new car you have an upfront cost and then yearly services, which ultimately all go into the cost of ownership. With Embodied Energy we are paying for it in carbon - Embodied carbon is the upfront cost generated before the building is even used. Operational carbon is the ongoing carbon costs. Yes, making buildings more energy efficient with BMS systems, lighting, HVAC has lowered carbon operating emissions. But as operational carbon goes down, embodied carbon will account for a larger percentage of total carbon.

We can see that right from design to project completion, understanding embodied energy empowers both end users and designers to make more sustainable choices during the construction and design stages of a building, leading to reduced environmental impact and improved resource efficiency.

So what are some things to keep in mind? Here are 8 points to consider:

Reduce the Number of Materials: The first and most important. Reducing the amount of materials used can significantly reduce the overall embodied carbon in a project. This almost always results in lower costs too.

Choose Low-Carbon Materials: Prioritize materials that have a lower carbon footprint during their production. For example, using sustainably sourced wood instead of concrete or steel can significantly reduce embodied carbon.

Recycled and Reused Materials: Instead of always using new materials, we can recycle and reuse materials from old buildings or other sources. This reduces the need for new production and saves energy.

Energy-Efficient Construction Techniques: Employ construction methods that require less energy. For example, using pre-fabricated components can be more energy-efficient compared to traditional on-site construction.

Design for Longevity: Construct buildings that are durable and longlasting. This way, they stay in use for a more extended period, and we don’t need to build new ones as frequently.

Design for Adaptability: Create buildings that can easily adapt to changing needs. This way, we can avoid tearing down and rebuilding structures when requirements change, which saves embodied carbon.

Retrofit Existing Buildings: Retrofits offer an opportunity to cut carbon emissions and extend the building’s life. Reusing buildings can save 50- 75% of embodied carbon emissions, especially if we maintain the foundation. We can also choose materials with lower carbon footprints, such as recycled steel.

Education and Awareness: Raise awareness among construction professionals, builders, and the public about the importance of reducing embodied carbon. When everyone is on board, we can work together for a greener construction industry.

Thanks for reading and we hope this has helped take the mystery out of Embodied Energy.

Section J, BASIX and NATHERS Compliance

Thu, 10 Nov 2022 14:00:48 GMT

Energy Assessments for Class 3 Group Homes and Class 1 multi-unit developments

GROUP HOMES - We have found in recent periods that some certifying authorities are not understanding the requirements around class 3 group home energy compliance.

In some instances, the energy assessment has solely been completed (in NSW) as a BASIX and NatHERS assessment.

The NCC states that a Class 3 Group home must demonstrate compliance against the NCC Section J. What needs to be taken into account with this type of assessment is the occupation use. A Class 3 building assumes that the occupants are transient and not occupying the building during the day. As seen on the thermostat settings below such as Occupancy, Lighting, Equipment, and HVAC are switched off during the day from 11am – 4pm.

This would be the case for a buildings use such as a backpackers or hostel, Motel or hotel, where the occupants would not be spending time in a room during the day and would only be using the space at night for sleeping.

A Group home would likely have the occupants occupying the building for long periods of time both day and night. The occupant settings for this would be similar to that of a class 1 or 2 type building. Additionally, the dwelling is designed to fit in with the local design environment. Adjacent building shading, window ventilation, roof colours and window colours would all come into place for the occupant’s thermal comfort.

The assess a class 3 group home strictly under the section J provisions may not meet the intent of the NCC class 3 provisions. An Energy design consultant would understand this and request a meeting with the design team and building consultant to assess the best pathway of compliance under the NCC. If it is agreed that the thermal performance of a class 3 group home would function thermally more like a class 1 or 2 building the Energy Consultant would develop a Performance Solution to demonstrate the compliance pathway.

This performance solution should show

The classification of the dwelling
The pathway required to achieve thermal compliance.
Demonstrate the reason why this dwelling cannot achieve compliance using the specified thermal assessment pathway
Show what system is going to be used to achieve compliance
Outline the provisions to certify compliance under this alternative solution

10 Star Building assessments have provided many of these performance solutions for our clients for Class 3 group homes.

BASIX Compliance for Multiunit Developments.

We have found in NSW that the energy compliance pathway for duplexes and townhouses has not been followed according to the BASIX thermal protocol.

A single dwelling in BASIX is a dwelling that is on 1 lot of land and has been subdivided accordingly. Each dwelling thereafter is under a Torrens title.

In some cases, we have found that a BASIX certificate for a Duplex or townhouse, has been developed using 2 separate individual BASIX certificates as single dwellings. BASIX DIY Method for single stand-alone dwellings does not take into account the effects of adjoining neighboring properties. It assumes that all walls have impact from the external environment. High density developments have different heating and cooling loads requirements and should be assessed by an accredited energy assessor.

BASIX requires the simulation method to be used in cases such as these which is the only way adjoining dwellings can be assessed correctly. NatHERS (nation wide housing energy rating system) has approved software to analyze this and provide adjusted heating and cooling loads to be imputed into BASIX.

To ensure your development application is submitted using the correct pathway for compliance, 10 Star Building Assessments are familiar with these methods and are quality controlled through the accrediting organization ABSA – Australian Building and Sustainability Association.

FLIR E6 Thermal Imaging Camera

Mon, 24 May 2021 13:53:21 GMT

10 Star Building assessments have invested in the latest technology to assist in completing our inspections to the highest standard.

FLIR E6 Thermal Imaging Camera

Our infrared camera has the ability to show a temperature difference of 0.06 degrees C. These differences allow us to see the effects of what is behind the wall.

For water leaks not evident to the naked eye, the Flir E6 defines the area affected by showing the coolness created by evaporation.

Missing insulation is easily picked up in our defects inspections.

Potential nests of ants or termites can be picked up because of the warmth created.

Further testing can be completed using our high-end Tamex moisture meter or request an invasive inspection to be completed using handheld keyhole cameras.

Thermal Performance Assessors, Private Certifiers and Council Building Inspectors.

Sat, 08 May 2021 13:41:01 GMT

As a Thermal Energy Assessor and Building Defect Inspector find that I am in a unique position to be able to understand the requirements of a NatHERS certificate and BASIX certificate.

On some recent inspections of properties, that have had a final inspection for Occupation, I have found that critical elements of compliance have been overlooked. When running a NatHERS assessment of the installed insulation and windows compared to the specified items of the BASIX report, it was found that the heating and cooling load limits had not been met and greatly reduced.

Some of the issues we find are;

BASIX requirements state that garage windows should not be included in a BASIX assessment .
BASIX also requires that any window specified apart from aluminium frame with single glazed clear glass, aluminium frame with double glazed (air-filled) clear glass, timber/uPVC/fibreglass frame with single glazed clear glass, timber/uPVC/fibreglass frame with double glazed (air-filled) clear glass does not need to be verified by the window manufacturer as meeting the U and SHGC values. Read More .
Subfloor insulation.
NCC Part 3.12.1 requires a thermal break to be installed where the cladding is directly fixed to a metal frame of not less than R0.2 This is generally a 12mm rigid foam material or a 20mm timber batten. An example of this is the thermal break tape from Fletcher Insulation.

On one new dwelling the BASIX certificate required single glazed clear window to be installed, and a total wall system for a fibro clad wall of min R2.4.

To achieve this, a total wall value of R2.0 insulation was required.

Located in the meter board on this dwelling, certification of R1.5 wall batts installed by the contractor was clearly evident. The dwelling had installed 4mm ply strips as the thermal break and grey glass installed.

We identified that a large sliding door was also included in the BASIX window schedule to the garage and specifically calculated to offset losses in heating and cooling loads. This was inappropriate as the garage had uninsulated panel lift doors.

The dwelling was constructed in a moderate climate zone.

When calculated the ability to contain heat and cool was greatly reduced. The ability to allow natural heating from the sun was also reduced due to the grey glazing. The overall rating of the dwelling nearly halved in its thermal performance.

Here is where the issue lies .

BASIX has no auditing process and is left (to my knowledge) to the certifying authority confirm the correctness of the certificate and execution of the work.

The BASIX system is built to be user friendly and allows anyone to issue a certificate despite any previous experience or training in thermal energy assessments.

The NCC Part J and 3.12 is design to reduce carbon emissions by enabling dwellings to achieve a better thermal comfort level. It seems that more is required to ensure that an appropriate auditing system is established for BASIX and certified assessors are carrying out spot checks during the construction of dwellings, especially with the project home building industry.

The home owner is left with higher energy bills for the life span of the dwelling and an uncomfortable dwelling to live in.

Please let us know what system you feel could be proposed to allow for compliance and auditing to be effective.

10 Star Building Assessments Showcase

Thu, 06 May 2021 13:21:02 GMT

10 Star Business Assessments met with various businesses and professionals to showcase how the experience and knowledge of our team has beneficial results.

Attending the presentation was a selection of local businesses to on the Barrington Coast.

Rebecca Clarke showcased the history and experience of 10SBA. Having handed over several large commercial projects over $15 mill, defect free, is a real testimony to the eye for detail we have. Focus of the presentation was on the building reports we complete and the benefits of using an expert to complete a defects inspection report on a new dwelling or commercial property.

Key point of recommendation to the group was “Prior to handing over the final payment on an new home construction or purchase, engaging 10SBA to complete a defects inspection will ensure that you have the right information to resolve any incomplete works or defective works”. Having good foreknowledge of potential outlay costs allows you to have a correct expectation and to be able to set aside costs.

Everyone had a story to tell, either someone they knew or themselves, in trying to negotiate with a builder / developer / property owner the rectification of a defect.

Rebecca demonstrated a project in Port Macquarie where our client was looking to purchase 2 townhouses. Our client used our list to negotiate with the developer and builder to have the works completed to a satisfactory level. Items picked up were paint overspray on windows, alignment of doors, cladding that had one coat of paint instead of the 2-3 recommended coats, unset screws in the plasterboard and more. Although the builder was reputable the 3-4 pages of defects to each townhouse showed that many items still fall under the radar.