Evidence library

The saved published post and accompanying comments, organised in reading order.

The saved published post and accompanying comments, organised in reading order.

Actual termination notice at 10:08am; Kay’s solicitor disputes the right to terminate. Resale and any refund are proposed, not completed.

Kay’s solicitor warned on 12 October that Expandify still had no nominee, was seeking payment for work already paid for and/or site work not done, and had not remedied the breaches raised on 4 September. The letter said any purported termination would be treated as repudiation.

Six QBCC searches, from 11 August to 12 October, list the company licence as Active with no current nominee. These are dated snapshots, not proof of continuous absence between searches. The latest search records one structural direction not complied with, concerning an unidentified property; it is not linked to Kay’s project.

The saved published post and accompanying comments, organised in reading order.

The saved published post and accompanying comments, organised in reading order.

Alex’s review and two saved versions of Affordable Modular Buildings’ owner reply. Read each version in full.

Published correspondence; positions and allegations are attributed to the sender, not findings.

These are their allegations and requests. This summary covers only the open public-statements email; no settlement terms are reproduced.

The email sets out Expandify’s position and intended steps. It does not establish that the agreement has been terminated.

The full saved Affordable Modular Buildings review update, Tim’s comment, Alex’s reply and the accompanying discussion.

Published correspondence; positions and allegations are attributed to the sender, not findings.

The saved published post and accompanying comments, organised in reading order.

Alex’s review of Expandify, saved as seven original screenshots.

The QBCC company search created on 28 September 2026 lists Expander Dwellings Pty Ltd with an active Builder – Open licence and no current nominee. It records one structural direction to rectify marked “not complied”. The 18 September search records the same count and category. The reports do not identify the property, defects or compliance deadline, or connect the direction to Kay’s project. They do not establish that the licence was suspended. Their separate “QBCC Disciplinary Action” field records none.

The saved published post and accompanying comments, organised in reading order.

Active licence and no current nominees at 15:25:34; page 4 records one structural direction not complied with. Underlying direction and property not supplied. Provenance: recovered from the native email attachment to the 18 September correspondence.

Redacted copy of Kay’s solicitor’s sent response only. The incoming email is summarised separately. Legal submissions and allegations are attributed to their sender, not findings.

Six-page snapshot created 16 September 2026 at 17:12:20. Active Builder - Open licence 15556443; no current nominees. Does not prove suspension or continuous absence.

Kay’s solicitor disputed the invoice history and entitlement to terminate. The screenshot is a sender-side record, not proof of receipt. This email threatens termination; it does not establish that termination occurred. This summary covers only the incoming 16 September communication.

Supplied PNG; Xero history labelled AEST records send to Kay on 30 August 12:04, 1 September 12:51, 6 September 10:15 and reminder 13 September 06:15. Not proof of mailbox receipt or payment. Record-payment form is unsubmitted in this image.

Original notice asserts invoice due 30 August and calculates remedy deadline as 14 September; later lawyer gives different dates.

Both QBCC searches, dated 11 August and 4 September, show an active company licence and no current nominees. They are snapshots: they do not establish when the nominee ceased or a continuous period without one. The record does not establish insolvency or a suspended company licence.

The notice dated 4 September requires appointment and advice of a nominee within 14 days of the letter, installation to start by 21 September and practical completion by 16 October. It states an intention to terminate if the requirements are not met. It does not itself terminate the contract or establish a legal finding.

Redacted copy of Kay’s solicitor’s sent response only. The incoming email is summarised separately. Legal submissions and allegations are attributed to their sender, not findings.

These were disputed positions, conditional delivery proposals and estimated installation and completion dates. Kay’s solicitor disputed the contract characterisation and delay explanation. The email says the replacement contract was sent in January; the reviewed replacement-contract documents are dated April. That discrepancy remains attributed to the sender.

Kay’s solicitor's sent email of 3 September at 16:46 AEST requests the previous nominee's resignation date and replacement details by noon on 4 September. It disputes the early invoice and storage-cost demand, puts Kay's position that payment is due on 7 September, and challenges the delay explanation against the stated 20–29 week period. The quoted 1 September sending email is retained. The positions expressed are disputed legal submissions, not findings.

Kay’s solicitor's revised open letter acknowledges foundation work and Expandify's report of port arrival on 30 August. It puts Kay's position that the next instalment is not due until 7 September, requests the previous and replacement nominee details and a completion program, and records delays and family impact. It contains no trust-payment offer. Legal allegations are the solicitor's position, not findings.

Invoice transcription, not a facsimile of the original invoice. The attachment retains issue date 9 August, shows due date 30 August and expected arrival 21 August. It differs from the earlier 14 August due-date version.

These were Expandify’s stated positions and a proposed amendment. The email does not establish lawful performance, acceptance of the proposal or transfer of ownership.

Native email dated 31 August states payment due 30 August. Separate from sender-side 30 August send history.

QBCC confirms closure of the EDR matter on 28 August. Alex separately explains that she requested closure after Expandify engaged with the family. The email gives no reason for closure and no outcome on the separate offence complaint.

Five to eight hours estimated for foundations; port ETA 30 August; further dates after quarantine release.

Foundation installation booking, not proof of completion.

Formal notice that Affordable Modular Buildings is no longer involved and communication and order management return to Expandify.

Carrier tracking capture of 18 August 2026 for bill of lading [cargo reference redacted] showing the Brisbane estimate revised from 26 August to 30 August 2026 at 6:00am, with cargo available 10:00pm that night, aboard ALS LUNA 008S after transshipment at Qingdao. Obtained by Alex from the carrier's public tracking; the record holds no notification of the revised date from either company.

Automated Xero reminder sent by Expandify Accounts to Kay at 6:15am on 16 August 2026, marking the disputed $67,200.91 invoice overdue, asking for payment as soon as possible and warning that bills more than seven days overdue will incur '12% interest charged daily'. The displayed balance does not include an interest amount.

Kay’s solicitor's 12 August letter disputing the arrival invoice and requesting evidence of authority, licensing, program and financial capacity.

The certifier’s email of 12 August 2026 acknowledging Alex's letter of authority and supplying the Approved BA Document Set directly to her; the certifier's independent release of the approval documents.

Automated invoice reminder retaining the disputed 14 August due date after the payment demand had been challenged.

Tim announced Affordable Modular Buildings’ withdrawal. Alex challenged the early payment demand, the call to Kay and the pressure to withdraw regulatory and legal involvement.

Dated officeholder record. Birth details and unrelated address/shareholder sections are excluded.

Both QBCC searches, dated 11 August and 4 September, show an active company licence and no current nominees. They are snapshots: they do not establish when the nominee ceased or a continuous period without one. The record does not establish insolvency or a suspended company licence.

Carrier bill of lading and tracking record showing departure from Qingdao and a Brisbane ETA of 26 August 2026 at 2:00 pm.

Kay Power's signed first-hand account of Tim Austin's 11 August call and its reported emotional and health impact.

Tim’s 11 August 3:31pm request for Alex to call him, quoting her follow-up, Affordable Modular Buildings’ acknowledgement and the earlier payment dispute and health instruction.

Written follow-up from Tim Austin linking Affordable Modular Buildings' continued project involvement to payment and compliance with its directions.

11 August 2026 acknowledgement from Affordable Modular Buildings that Alex's communication instruction had been noted and would be brought to Tim Austin's attention.

QBCC intake email for EDR case [case reference redacted] explaining the process, an expected contact from a case officer within four weeks, and that participation does not automatically result in a building inspection.

10 August 2026 email disputing the invoice, requesting a program and directing communications through Alex because of Kay's cardiac investigations and stress.

10 August 2026 email sending Expandify's arrival invoice and asking that remittance advice be provided to Tim Austin.

Alex's 10 August response explaining the EDR position and reproducing QBCC's written four-week allocation timeframe and process limitations.

10 August 2026 email in which Tim Austin queried why Affordable Modular Buildings had been included in the QBCC Early Dispute Resolution matter.

Disputed $67,200.91 Arrival in Port invoice dated 9 August 2026, due 14 August and recording an expected arrival of 21 August.

Decision Notice dated 6 August 2026, complete approval conditions and related forms. The publication extract retains original pages 1–18, 58–61 and 107–109, plus an explanatory cover. Technical drawings and other supporting material are omitted; the complete 152-page original is preserved privately. COM-0063 separately records transmission on 12 August 2026.

Tim Austin's email of 6 August 2026 advising the certifier's Decision Notice of Approval had been received for project [project identifier redacted], stating no action was required and closing 'I bet you feel better now :)'; fixes the date the building approval was communicated to Kay and Alex.

QBCC notification that offence complaint case [case reference redacted] had been assessed for investigation and referred to an investigator. It establishes the procedural status only; it is not a finding that an offence occurred.

Executed authority confirming Alex could act for Kay in project communications.

Tim Austin's bulk email of 29 July 2026 setting out Affordable Modular Buildings' communication policy (clients contacted only for approval, delays, scheduling and completion events) and citing '1200+ projects delivered in 5.5 years' with a '100% building approval success rate'.

OOCL Control Tower tracking capture of 28 July 2026 for bill of lading [cargo reference redacted] (9 containers), showing departure from Xingang 16 July, discharge at Qingdao 20 July for transshipment, and ETA Brisbane 26 August 2026.

Tim Austin's bulk email of 22 July 2026 advising that crane companies now require professional traffic management where lifts affect roads or footpaths, foreshadowing potential installation cost variations for clients.

21 July 2026 update stating the dwelling was on the water and plumbing approval had been obtained while building approval remained under review.

16 July 2026 update stating project information, approvals and history were being transferred into Affordable Modular Buildings' project-management system.

Kay’s solicitor follow-up requesting a substantive written response to the detailed 30 June letter.

Full Gmail print of the Affordable Modular Buildings partnership announcement thread, opening with Sarah's 1 July 2026 email introducing Affordable Modular Buildings, Tim Austin and a claimed 1,200 delivered projects, with the follow-ups that flowed from it.

Thread of 1 to 9 July 2026 in which Sarah redirects Alex to Tim Austin's address and Alex's 9 July follow-up records that the promised call to the solicitor had not happened, foundations had not started, and no approval status had been provided.

9 July 2026 Affordable Modular Buildings introduction and project-onboarding email announcing the transition of Expandify projects into Affordable Modular Buildings' system.

Five days after asking to meet Kay’s solicitor, Tim warned that pursuing legal action would hold up the project.

Expandify email of 8 July 2026 forwarding the freight forwarder's booking confirmation for [cargo reference redacted] (the rebooked shipping) to Kay and Alex; the shipping confirmation reaching the customer the day before the 9 July pressure call.

Freight forwarder's booking confirmation [cargo reference redacted] revision 2, dated 7 July 2026, now carrying ocean bill of lading [cargo reference redacted] with OOCL as carrier, ETD 7 July and ETA Brisbane 19 August 2026; the third booking revision.

On this call Tim Austin asked to speak to the family's lawyer and discussed agreeing a scope of work with a proper contract.

Full print of the 'Contract Concerns' thread, 15 June to 1 July 2026, spanning the payment table and timeline defence, the specification sheet metadata challenge and pre-contract records requests, and ending with the certifier's request for the property owners' contact details.

Kay’s solicitor's 30 June letter setting out Kay's legal position, disputed contract and payment issues, and proposed completion safeguards.

The June email chain contains Sarah’s concession that the supplied specification was the wrong current template and her reliance on clause 15.11. The recovered Specification Sheet.pdf attachment is byte-identical to DOC-0009, the March 2025 brochure; that does not establish what Kay received before signing.

Email chain to 18 June in which Alex challenges the supplied specification sheet's 2026 metadata and Home Warranty Insurance reference, compares the sender-side screenshot with Kay's received email, and requests the claimed pre-contract sheet and call records.

The septic contractor's invoice INV-1575 for $600, issued 17 June 2026 to Kay and Alex for the wastewater design and evaluation report 'prepared for Council submission', with Alex's same-day forward noting Clayton had indicated Expandify would pay it; the first and only invoice from the septic contractor located, and to whom it was issued.

Signed 16 June 2026 site-placement approval identifying the property owners and approved dwelling position.

Thread of 23 May to 16 June 2026 containing Clayton's recap (booking attached, ETA 7 August; foundations booked for 9 July) and Sarah's reconciliation to an 8 August arrival with handover anticipated mid September, plus Alex's challenge that plumbing approval was 'only being lodged today'; also carries the site placement form forwarded to Dana and Marko for signature.

Sarah Morrison's written 16 June 2026 program revision recording an 8 August arrival, anticipated mid-September handover, foundations scheduled for 8 July and a foundations-team booking for 9 July dependent on approvals.

Freight forwarder's booking confirmation [cargo reference redacted] revision 1, dated 15 June 2026, vessel GSL MELITA loading Tianjin, ETD 7 July and ETA Brisbane 7 August 2026; records the first slip of the booked window.

Sarah's written follow-up after the Clayton call, addressing conflicting payment terms and proposed construction timing before signing

Clayton described Expandify as new to the industry while discussing shipping, payments and the replacement contract.

Thread of 29 May to 5 June 2026 booking Clayton's Monday call with Alex, retaining Kirsty-Lea Savage's 29 May line 'Expandify will be completing the plumbing permit submission'; fixes in writing who was to lodge the plumbing application.

QBCC licence record showing Expander Dwellings Pty Ltd's builder licence commenced on 7 January 2026.

Full email trail with the septic contractor showing Expandify's follow-ups from April to June 2026 and the documented timing of the wastewater-design work.

1 June 2026 email stating all six homes in Kay's batch remained in China and acknowledging Kay's earlier written warning about health-related stress.

The septic contractor's final wastewater design for the site (project [project identifier redacted]) showing the existing [septic-system supplier] 1,500L system against a calculated 1,350L per day requirement, with land application area calculations for the proposed two bedroom dwelling, as at 29 May 2026.

The septic contractor's covering email of 29 May 2026 delivering the final wastewater design ('FINAL V1', the septic contractor's wastewater design dated 29.05.2026); fixes the date the completed design reached Alex.

29 May 2026 email challenging the claim that an outstanding invoice from the septic contractor was holding up the project; no such invoice is in the record.

Full Gmail print of the 'Update on Shipping' thread, 27 April to 22 May 2026, retaining Sarah's statements that the attached specification sheet is 'the correct specification sheet from that time', that the septic contractor's inspector 'had not been paid' for the formal report, and that a QBCC contract 'was always required to cover the on-site installation phase'.

Alex's email of 22 May 2026 telling Sarah and Clayton that the Form 18 wrongly names Kay as property owner (the owners are Kay’s daughter and son-in-law) and that the septic contractor say their invoice went to Expandify with follow-ups unanswered; both corrections put to the company in writing.

19 May 2026 Form 18 engagement email from the private certifier that incorrectly identified Kay as the property owner.

Historical specification PDF supplied in May 2026 whose metadata and provenance became part of the disputed pre-contract scope record.

Email trail of 27 to 29 April 2026 in which Clayton explains the Form 15 certification paperwork and Alex presses for the septic status with council and asks when the tank information was first submitted.

CRM screenshot provided by Clayton showing Sarah's SMS to Kay of 9 June 2025, giving a second-hand tank reassurance ('I have spoken to [the septic contractor] and he sees no reason why your tank would not meet the purposes') while the official report was outstanding and offering the $6,300 invoice in the same message; Kay accepted eight minutes later.

Freight forwarder's sea freight booking confirmation [cargo reference redacted] revision 0, dated 27 April 2026, consignee Kay Power, goods 'PEAK - 1 X 40'OT + 1 X 20GP', ETD 13 May and ETA Brisbane 14 June 2026; the first of three booking revisions.

27 April 2026 freight booking forwarded by Expandify with a then-current 14 June Brisbane ETA.

Second unsigned version of the replacement QBCC-format contract pack, reissued a week after version 1; the revision whose completion period was shortened to 97 days after the original period was questioned.

Sarah Morrison's numbered reply of 14 April 2026: complying development applies with council questioning the septic system, files sit in Buildertrend, the private certifier is identified, the 241 day period 'was set at the standard approx timeline' and would be corrected, and booking details were re-attached.

Sarah accepted Alex’s concern that the project had exceeded Expandify’s stated maximum timeline.

QBCC tax invoice for policy [insurance policy redacted] dated 9 April 2026 showing the $1,225.80 QHWS premium received from Expander Dwellings Pty Ltd, licence 15556443; fixes when the statutory premium was paid.

QBCC letter to Kay dated 9 April 2026 confirming the construction work at [residential address redacted] is covered by the Queensland Home Warranty Scheme under policy [insurance policy redacted], with instructions to check the notice of cover.

QHWS issue and commencement dates

ASIC current and historical company extract showing Clayton Bielby was appointed a director of Expander Dwellings Pty Ltd on 1 May 2025; Sarah Morrison is a director; Lauren Zita Leidig is a director and secretary.

QBCC email to Kay of 9 April 2026 confirming QHWS cover for the project with the notice of cover attached, including the option to increase maximum compensation from $200,000 to $300,000.

Alex's email to Sarah Morrison of 9 April 2026 making five information requests: the approval pathway and status, copies of the paid-for reports, the certifier's identity, an explanation of the 241 day completion period, and shipping documentation.

Unsigned QBCC-format Expandify New Home Construction Contract pack, version 1 (Consumer Building Guide, general conditions and schedules), sent as the proposed replacement for the 2025 sales agreement; the version whose schedule the solicitor's letter records as carrying a 241 day completion period.

April 2026 email presenting a 241-day replacement contract, an additional $26,880.36 acceleration option and the company's shipping-delay explanation.

Letter on OOCL letterhead dated 27 March 2026 citing staff availability and reduced 'fuel security' and rescheduling departure to 13 April aboard 'NTX A3N'; provided to Kay via Expandify, provenance unverified, preserved as a record of what she was given.

Expandify email of 12 March 2026 setting a full written program: ship departs China 27 March, install 4 to 15 May, trades and inspections to 29 May, proposed handover 30 May 2026.

Post-contract Signature Package specification created in January 2026 and retained for comparison with the specification said to apply before Kay signed in July 2025.

January 2026 correspondence recording Kay's displaced living situation and an apology after she was addressed by the wrong name.

Expandify email of 20 January 2026, addressed 'Hello Deborah', stating the home is complete, shipping will slip to a late March arrival, and the installation contractor has been terminated on quality grounds with a new team to be trained. This is the first held express statement from Expandify that the home is complete.

Expandify email of 16 January 2026 advising the allocated vessel could not load before the Christmas shutdown, that the buildings must travel on top of the ship with nothing loaded above them, and that Chinese New Year would further constrain schedules.

Expandify bulk 'Happy New Year' email of 16 January 2026 announcing the QBCC licence (number 15556443), introductory January 2026 pricing and a complimentary pre-compliance check for new customers; the company's own framing of 2025 and the licence announcement to its client base.

Screenshot of Kay's Buildertrend project dashboard showing a displayed price of $232,034.20, total paid $142,433.02, the first held dated portal update on 11 November 2025, visible external factory work on 3 December and internal fit-out with hanging electrical wiring on 14 January 2026. The displayed price reconciles exactly to the $224,003 signed price plus $8,031.20 in paid preliminary invoices, but the record does not explain the portal label. Portal dates may be upload dates rather than camera-capture dates. It also records Kay's 23 October 2025 payment note and dishwasher-to-cupboard selection.

Screenshot of the Buildertrend invoice ledger for project [project identifier redacted] showing an original price of $232,034.20, five paid invoices totalling $142,433.02 and a stated remaining balance of $89,601.18. The portal figure reconciles exactly to the $224,003 signed price plus $8,031.20 in paid preliminary invoices. The record does not explain why the portal labels that combined amount as the original price.

December record of hoped-for pre-shutdown sailing, late-January or early-February port arrival and foundations one to two weeks before site delivery

Expandify bulk email of 1 December 2025 acknowledging things have 'moved a little slower than planned' and announcing the Raceview display home installation pause to prioritise existing client builds.

Paid second 30 per cent Build Complete invoice for $67,200.91, due 21 October and paid 22 October 2025. Together with the deposit, contract instalments paid reached 60 per cent. Its description says the build is only 'almost ready' and will undergo inspection that week. It allocates amounts within the invoice total to foundation, installation, crane, delivery and certification components.

October 2025 portal exchange saying only the frame and structure are complete, listing lining preparation, electrical planning, fixtures, final assembly and quality testing as still underway, and promising factory images in about three weeks to trigger the next invoice. It also records a 20-to-24-week batch turnaround, 19 December port estimate, end-January or early-February completion estimate and Kay's earlier timing expectations.

Paid 30 per cent deposit invoice for $67,200.91 issued immediately after the sales agreement was signed. It lists the complete project scope but does not allocate separate prices to the individual components.

Executed $224,003 sales agreement recording the contracting party, 30/30/30/10 payment schedule, incomplete Schedule 1 fields and the blank anticipated delivery date. It makes the second 30 per cent payable upon Build Complete and defines Build Complete as the date manufacture of the goods is complete.

11 July 2025 email recording Kay's signing and her plan to fund the balance of the deposit from her house settlement.

Buildertrend notice of 11 July 2025, 5:24pm, issuing the $67,200.91 30 per cent deposit invoice with a due time of 11:59pm the same day; evidences the deposit was invoiced and due on the day of signing.

20 June 2025 soil test recording the site's classification and geotechnical information for the proposed works.

Completed 20 June 2025 site survey documenting early site investigation work before physical construction.

Buildertrend invoice 100-[project identifier redacted]-0004 for the $6,560 site assessment, itemising site survey, soil test, wind rating, drafting, engineering and an over-2000m2 charge, paid 9 June 2025; the third preliminary payment.

Buildertrend invoice 100-[project identifier redacted]-0002 for the $871.20 BAL report under 'Council and Building Certification', paid 28 May 2025; the second preliminary payment.

Email of 19 May 2025 in which Lauren Zita tells Kay that Logan City Council will not release the registered septic records to Expandify and asks her to obtain them herself or through her daughter, with the internal Sarah-Lauren chain beneath; council refused the company the records and the task moved to the customer.

Outlook screenshot captured 17 June 2026 of the 16 May 2025 8:44pm re-send, showing its attachment list as the Ridge and Nova floor plan images plus a 'Specification Sheet.pdf' (116 KB), within the thread where Kay had reported no attachments; records what Expandify's mailbox shows as attached to that email.

Lauren Zita's re-send of 16 May 2025 8:44pm asking 'Did these attachments work for you?' after Kay's reply 'Hi Nothing is attached'; the re-send that followed the reported attachment failure.

Printed Gmail thread of 16 to 19 May 2025 in which Kay reports non-receipt of attachments and Lauren Zita advises the BAL and septic reports are required before site assessments, with invoices to follow once tradespeople are confirmed.

Kay's email of 16 May 2025 chasing the $600 feasibility invoice issued and paid 6 May ('just wondering if this has been done yet?'); evidences that ten days after paying she had not received the report.

Private certifier's Preliminary Assessment Report of 8 May 2025 recording that the project requires both Building Approval and Septic System Approval and noting the property is not connected to the main sewer, nine weeks before the contract was signed.

Buildertrend invoice 100-[project identifier redacted]-0001 for the $600 Preliminary Site Feasibility Report, issued 6 May 2025 and paid the same day via Xero; the first payment on the project.

Pre-contract brochure describing build, shipping, installation and council-approval steps, including the stated 45-day build cycles (build and certification typically around 8 weeks) and QBCC-licensed installation team. The recovered Specification Sheet.pdf attached to Sarah’s 29 June 2026 email is byte-identical to this 16-page brochure (SHA-256 c070aa041a2739bab4038fa0fa7f785148d3a78aab91ffae91038a742397aad7). It contains no septic or wastewater wording and refers to a separate specification sheet. Identity of the recovered file does not establish attachment to Kay’s 16 May 2025 received email.

Construction Journey guide recording an approximate overall process of 20 to 29 weeks; sent after contract and used only as the company's own timing guide.