Gabriel Barnes Building Surveying

Gabriel Barnes Building Surveying provides building surveying and consultancy services to all sectors of the building industry. Property owners, managers, architects, designers, builders, solicitors and government our clients are as diverse as the services we provide.

A small business we offer our clients over 20 years experience in domestic & commercial construction. We provide a personalised and professional approach with our knowledge and expertise we endeavours to introduce simple solutions to a complex regulatory environment.

Regulations & Technical Advice

Advice on building legislation including the Tasmanian Building Act, Building & Plumbing Regulations, Building Code of Australia, Australian Standards and other technical codes.

Building Surveying

Undertake 3rd party independent assessments of plans, documentation and Alternative Solutions for compliance with Building Regulations, the Building Code of Australia and Australian Standards and issue the Certificate of Likely Compliance for the building work.

Building Inspection

We continue to provide support to our clients during the construction process while fulfilling our statutory obligations for the building work. Periodic inspections of the building work are completed to ensure satisfactory statutory compliance and levels of structural adequacy, safety, health and amenity are achieved.

Inspections provide an opportunity to engage with our clients and the wider building industry through education and advice on changes to construction standards, materials and techniques.

Independent Advice

We take our ethical standards and statutory obligations for building surveying 3rd party assessment and certification seriously, that’s why we remain independent without affiliation with other designers, engineers or consultants.

Membership & Accreditation

Years of industry experience in building construction, design and surveying supported by relevant qualifications and accreditation ensures a thorough knowledge of legislation, Building Code of Australia and other construction disciplines.


  • Australian Institute of Building Surveyors
  • Housing Industry Association


  • Building Surveyor (ABS)
  • Building Designer
  • Hydraulic Designer
  • Construction Manager

Illegal Building Work

At the clients request instigate a process to rectify the illegal status of such building works subject to council notice or orders. Through inspection and assessment of the completed work we prepare a written report on these works identifying any areas of non compliance that will require remedial work or rectification to ensure a suitable standard of occupant health and safety is provided. We further issue the Certificates of Substantial Compliance and/or Certificates to Proceed.

On completion of the assessment and certification the documents are submitted to council for the processing to recognise the existing structures and provide a level of validity for their construction.

Essential Safety & Health Features Inspection & Annual Maintenance Statement

Regulatory Requirements
The Tasmanian Building Act 2004 requires building owners to ensure essential safety & health measures which are installed in the buildings are maintained. It further obligates owners to periodically test and or inspect these elements to ensure these elements are working effectively. Owners are required to issue an “Annual Maintenance Statement” for the building confirming that all the essential safety & health features are working effectively and display the statement prominently in the building.

Our services in the area of Essential Safety & Health Features & Measures include;

Existing Buildings
We can inspect and develop an audit schedule for existing buildings which identifies the essential safety & health features installed in a building and the required inspection and testing regime for each feature to comply with the Act.

Passive essential safety & health features;- include fire separation, exits, paths of travel to exits, fire rated/resistant structural elements just to name a few.
Active essential safety & health features; - include exit signs, smoke alarms, hydrants, sprinklers, hose reels extinguishers and ventilation systems etc.

Essential Safety Features Inspection
Our essential safety inspections include all passive and active elements as detailed in the Director of Building Controls specified list. Some of these elements need to be regularly service by specific trades these include exit signs, emergency lighting, fire hose reels, extinguishers, fire alarm systems, ventilation systems and like. Inspections are conducted quarterly in accordance with the schedule any defective, inoperable or missing features will be identified and reported for remedial works to be completed.

Records & Documentation
The Act requires owners to keep records of all maintenance and inspections which are to be available on request of an authorised authority for review. We facilitate the paperwork including records of periodic inspections, receiving maintenance dockets from other service providers contracted to maintain specific features in the building. Annually we provide documented evidence of the continued maintenance and inspection of the building and the completed draft of the “Annual Maintenance Statement” for issue and display.

Temporary Structures

All temporary structures used for public events are to be certified and approved for occupation prior to their use. Temporary structures include; tents, hockers, stages, spectator stands, scaffolds and the like.

Council Permit Facilitation

With extensive experience in local government we can provide advice to assist clients with council permit negotiations. Required documentation and application processes for Planning, Building, Plumbing & Special Plumbing Permits including rights and processes for appealing council decisions.

Disabled Access Audits

Building assessment and reports for upgrading of disabled access facilities to satisfy the Disability Discrimination Act and Australian Standard 1428.1. Audits include access ramps and stair lifts, unisex toilets, door widths and circulation space, hearing augmentation, tactile indicators and signage. Its our experience and knowledge in the upgrading of public buildings that will assist in developing simple and cost effective solutions to complex access problems.

Waste Water Design

Undertake land capability assessment, hydraulic design and certification of waste water management systems for site installation. Waste water treatment systems include; septic tanks & aerated waste water treatment systems, composting toilets and the like. The assessment, certification and design is submitted to the council permit authority for issue of a special plumbing permit.


Regulations & Technical Advice Building Surveying Building Inspection Independent AdviceMembership & Accreditation Illegal Building Work Essential Safety & Health Features Inspection & Annual Maintenance Statements Temporary Structures Council Permit Facilitation Disabled Access Audits Waste Water Design