Trouble Free Building

by Tony Ransley and Jerry Tyrrell

Introduction

Tens of thousands of building projects go wrong every year. Most of the trouble starts from a combination of errors and omissions in the plans, a bad relationship with the contractor, mistakes and mismanagement by the contractor and your failure to make sure the building quality is OK.

Building projects should go right. They can be creative, exciting and a financial windfall. The way to do this is to understand the responsibility of each participant. You are the main reason the job will go smoothly.

1.Plan Check

Consumers and builders often assume their drawings are complete and correct. This may not be the case even when dealing with architects and experienced designers. The drawings may look great, but are they right? Remember the builder will build what is on the plans.

Detecting problems on the plans before any work commences will save you money, time and the nightmare of a dispute with the builder.

A careful PlanCheck will help you:

identify mistakes and omissions before obtaining quotes

help minimise confusion and expensive variations.

For instance the builder may use an inferior paint unless the quality is specified in the documents.

You can do most of this yourself with the following checklist. With complex projects it may be necessary to get a professional to do the PlanCheck for you.

2.Getting Started (before construction begins)

Issue	Assess/check	Recommendations/review	Notes
Condition of adjoining structures	adjacent structures especially on adjoining boundaries fences, screens, walls retaining walls especially on or near boundaries kerb, gutter, footpath, verge road surfaces service access, grates, cover	photographic record may be required dilapidation reports may be required engineer’s opinions required annex records/reports to contract copy record to affected parties eg. neighbours, council, supply authority protection to be provided by contractor highlight items to be protected
Damage to public utilities	sewer access, vent water gas stormwater electrical poles, wires	contractor to locate all services drainage diagram provided identification survey provided client indemnity against any damage protection to be provided by contractor?
Site considerations	aspect mainly; north/ south/east/west orientation of building views, outlook, privacy exposure slope and drainage overshadowing/privacy by adjacent property by proposed structure surface run off from adjoining properties	access to sunlight — shading/protection north-south breezes —also see amenity N/NE to N/NW aspect for living areas best use of — affectation by others durability/design to terrain category relocate shaded areas, openings review building envelope arrange pre-approval meeting withCouncil or certifying authority
Adverse influences	trees affecting structure/services soil stability, eg reactive soils erosion control termite colonies/activity access excavation in rock bad or filled ground ground water/water table contamination — asbestos, lead, fuels, poisons, other pollutants	obtain opinion of arborist/tree surgeon clarify council removal policy obtain opinion of geo-tech engineer (see council soil maps) obtain indicative rates for retaining walls/drainage risk assessment trees/stumps/roots/debris PC to locate, destroy & monitor colony contractor to include temporary access safe manoeuvrability - ingress-egress permanent access costs and site security obtain indicative rates for rock excavation, de-watering, pier & beam construction, backfilling, compaction obtain indicative rates for removal of contaminants — EPA approvals
Condition of any existing structures	Identify, seek further advice about: structure concealed damage — termite re-use of materials — roof tiles, windows, gutter, etc. services—- electrical, sewer, water, air handling, lift, fire services trees and vegetation	Check or obtain: original drawings/specifications pre-purchase reports timber pest reports pre-construction report engineering details/reports other specialist advice clarify protection of trees/vegetation
Consultants you need	Surveyor Building designer/architect Structural engineer including: Geo-technical advice Hydraulic engineer Electrical engineer Mechanical engineer Approval	site and contour survey drawings including shadow diagrams specification Council D/A and construction certificate heritage impact statement soil classification structural drawings for complex drainage systems for larger installations for complicated air conditioning check conditions of consent
Fees and costs	Council D/A Construction certificate Consultants costs Sydney Water Fee rebates/refunds	Select either local Council or accredited private certifier If any doubt clarify onus for costs and fees Payable by who?

Approvals

When you want building work done you need to obtain Development Approval, Construction Certificate and Compliance Certificates from either your local Council or an accredited certifiying authority. Your local Council does not take responsibility for their approvals, whereas an accredited certifier may (under legislation) be liable for their work.

Dimensions that work

Why not check your room sizes and other important measurements

Item/area	Acceptable min.dimension				Comment/recommendation
Generally				Check circulation, flow, linkages between spaces BCA sets out the required ceiling heights
	width	length	height
Hall	1m		2.43m
Living areas	3.6m	4.2m	2.43m
Diningroom	2.7m	3.0m	2.43m
Bedroom	2.7m	3.0m	2.43m	3.0m preferred minimum
Main bedroom	3.6m	3.3m	2.43m
WC	1.05m	1.6m	2.43m	2m with inward opening door
Bathroom	2.1m	2.4m	2.43m
Ensuite	1.2m	2.1m	2.43m
Kitchen	2.4m	2.4m	2.43m
Laundries	1.6m	1.35m	2.2m	1.8m length preferred
Balconies	2.4m	3.0m
Stairs	0.9m 1m preferred		2m	Riser 165 -170mm preferred -190mm max. Tread width including nosing 275 - 290mm. Avoid winders, single or double steps. Non-slip surfaces/nosing.
Robes & cup’ds *Shelves*		600mm		800mm in laundry
linen pantry hanging rods			450mm apart 450mm apart 1.65m from floor
Kitchen
work tops	600mm	600mm deep	900mm 950mm	Oven/grill height to suit appliance
eating	350mm	450mm	760mm
fridge	700mm	450mm	1.8m	Allow for ventilation
microwave	600mm	450mm	400mm	Check exact appliance size
Laundry fixtures
wash machine(WM)	700mm	700mm deep		Can WM be installed without removing tub?
dryer	600mm		600mm	Can WM lid open under dryer? Ceiling height to suit top of dryer - minimum 2.2m
Laundry
bath	750mm	1500mm	450mm	to suit wall tile courses.
vanity top	600mm		810mm	WCs minimum 400mm from side wall
shower	900mm	900mm
Windows				Centre of rooms, best use of view, margin over for curtains/blinds. Glass specified - safety, obscure, double
*Sills over*
WC/tub			1.2m	To suit bed, desk, etc. Water bars to door thresholds - outward opening external doors.
bedroom			0.9m
kitchen			1m
Doors		Check openings do not unduly affect room use. Locate to allow robe/cupboard. Clearance under to suit floor covering. Safety glass allowed.
generally	800mm
bathroom	700mm
entry	900mm
Hardware, switch heights GPOs (power points)			1050mm above floor	Switches and door furniture at same height, deadlock security to windows and doors. Locate GPO’s above skirtings and to suit equipment.
Lights				Centre of rooms (allow for built-ins)
Tapware				75mm clear space all round tap head. Shower and bath taps easily accessible.
Balustrades			1m	Childproof, max 125mm opening, over drops > 600mm. Check material durability
Single garage	3.0m	5.5m	2.1m	6m preferred, 6.6m if workbench required.
Double garage	6.0m	5.5m	2.1m	Check height doesn't limit choice of garage door. Windows may limit wall storage —skylights preferred Windows may limit wall storage— skylights preferred
Eaves overhangs	450mm				600mm on north side— 900mm preferred if glazing to floor

Amenity and services

Issue	Item/location/type	Recommendation/check	Notes
Natural light	dressing room ensuite WC bathroom hallway stairwell garage	10% of floor area skylights/skytubes advised glass blocks
Ventilation	internal rooms—WCs laundry— kitchen rooms with showers windows as shown	5% of floor area north-south flow mechanical recirculating delayed switch off connected to light check size, opening hand, type
Security	external doors windows garage	deadlocks alarm system privacy latches	Check type of overhead door automatic equipment.
Services	rangehood dishwasher security garage door TV antenna exterior lights GPOs switches lights date cable smart wiring hose cocks roof and site drainage system gas reticulation hot water	interior & exterior number & location — two-way for halls front— rear— balcony DPs, sumps, drains shown— Consider rainwater tank storage— Retention pit required number gas bayonets type, size gas— solar— electrical	Check type, capacity and warranties of any mechanical equipment; e.g. who has arrived at AC capacity. Location close to fixtures Tray and drain (if interior) Pipework insulated
Services
Thermal performance	sarking to roof ceiling insulation sarking/insulation to walls roof void ventilation air conditioning, room heating underfloor heating	heavy duty— hail proof R3 roof R2 walls and ceilings wall insulation to be breathable affect of roof glazing affect of large glass areas/aspect thicker or double glazing to windows turbo/gable compliance with codes running costs of heating	Confirm NATHURS rating required by council
Sound proofing	noise between occupancies noise between sleeping-living noise from external sources noise from services	insulate interior walls between thicker or double glazing to windows relocate or isolate service equipment

External materials and finishes

You will eventually need to chose what you want so why not do it now. We have found that is important to chose durable weather exposed, materials and finishes.

Issue	Assess/check	Recommendation/review	Notes
Demolition	ownership of salvaged materials disposal costs including tip fees weather protection security of uncovered structures approvals	clarify any possible misunderstandings have you considered selling the existing building for relocation to another site?
Brickwork	bond and joint finish surface finish joint colour sill type — minimum 15º slope control joints— 9m max moist masonry to garage, retaining walls, below DPC —salt wall/frame ties weep holes	check exposure class of bricks raked— flush —struck— ironed face— bagged— render is colour contamination likely; eg dark mortar on light brick identify location of control joints conceal if possible behind downpipe will area be used for storage? avoid coatings to damp brickwork is cavity brick a good option? stainless steel — plastic	Especially for below dampcourse, inground contact, coastal location, around swimming pool
Roofing	any low pitched areas type of flashing specified sarking/insulation	check profile suitable for pitch warn of increased risk check for dissimilar metals paint coatings should not replace flashing check thermal performance of roof
Walls	weatherboard insulated	type/manufacturer specified pre-finish or paint finish colour specified check thermal/accoustic performance durability
Windows	sash type and hand material/finish specified distance from coastline	weather protection check direction of sash movement flyscreens included? deadlocks included? obscure glass to bathroom/ensuite/laundry
Doors	timber — exterior thresholds	solid core preferred/minimum hinges frame rebated from solid piece? water bar to thresholds check durability of finishes top & bottom of door painted high rise where weather exposed subsill
Steel elements	durability of lintels, brackets, ties, handrails, post bases surface finishes to exposed structural steel	hot dipped galvanized at minimum stainless steel in marine locations and all fixings specify paint system if not galvanized
Landscape	fencing gates pergolas, awnings retaining wall type/height plantings and vegetation	material durability treated timbers preferred fully galvanized fittings - stainless steel preferred engineer required/durability check size, shading, root type avoid planting trees close to buildings, paving, fencing

Internal materials and finishes

You will eventually need to choose what you want —so why not do it now.

Issue	Assess/check	Recommendation/review	Notes
Floors	particleboard floor timber floors ventilation under	rough sand of joints included consider any requirement for future polished floors species and grade identified expansion joints clear of walls type of finish specified wall vents @ 1 metre
Floor and wall tiles	walls— floors — fittings expansion/control joints floor wastes & falls in floors hob —waterproofing advantage versus access obstruction	check wall heights detail any pattern work detail location of all fittings specify grout colours anti-fungal grouts show floor drainage on plan	Also see PCs
Bathrooms and ensuites	vanity cabinet bath shower screen	width —water resistant acrylic —enamel sliding —swinging —frameless	Also see PCs
WC	basin included mechanical ventilation	widen WC to 1050mm door opening outwards
Laundry	chute provided from 1^st floor storage cupboard	broom storage ironing station exhaust for clothes dryer
Kitchen	wall mounted cupboards pantry storage under bench storage location of fridge, oven exhaust fan benchtops door swings of DW, oven, fridge to adjacent cupboards	fully lined corner use microwave shelf pull out drawers vented to exterior 180^o bullnose edge integral splashback 100mm high	Also see PCs
Bedrooms	wardrobe size satisfactory wall space	check GPO location
Entry	cloak cupboard	hanging space in cupboard protect door from weather
Wardrobes	swinging or sliding doors height of shelving/rails	robe details in documents hanging rails included mirror doors identified
Fixings	skirting mould/size specified architrave mould/size specified timber species specified	reject MDF in wet areas
Stairwell	useful cupboard under lighting balustrading	lining?

Trouble spots

These are the areas that commonly cause problems that can be very expensive to fix later.

Issue	Assess/check	Recommendation/review	Notes
Basements	adequacy of ventilation and light detail & location of drainage type of waterproofing termite protection measures retention of soil embankments	access to or cleaning of drainage check waterproofing warranties check termite warranties (3660.1) soil level below floor level use moisture/termite/rot resistant materials	Provide detail drawing
Roofing	any low pitched areas complex details geometry eg octogens, curve. splays concealed gutters eg box changes in pitch (flashing) penetrations eg skylights, dormer windows weather exposure	check profile suitable for pitch identify areas needing special care manufacturer warranty no reliance on sealants durable, adequate size, overflows, access for cleaning adequate downpipes anti-ponding board under sarking	Warn of increased risk of water penetration
Roof glazing	pre-made units proprietary systems	use systems that are purpose made for roof installation avoid timber framed on site
Slab on ground	engineer	engineer to inspect and certify design, placement (vibration) and curing including piers drop beams all slab
Termites	termite protection split levels basements building on boundaries slabs on ground construction joints clearance / access	clarify method and ongoing maintenance costs, warranties and compliance with 3660.1 low risk methods - slab edge exposure, steel or treated timber frame minimum 400mm below floor frame Detail the inaccessible entry points
Waterproofing	balconies above habitable rooms basements including ground levels above internal floor levels wall cavity drainage above habitable rooms membrane roofs roof top terraces planters bathrooms, ensuites, laundries	step down from interior membrane specified – 2 layer sheet membrane preferred expansion joints detailed in large areas of tiles including perimeters drainage outlets specified emergency overflows specified minimum 38mm upturn for hobless shower Provide detail drawing
Contract	DFT preferred Include list of all documents including engineering drawings, schedule of finishes Agree completion date Request retention Agree liquidated damages (weekly payment for any time overrun) Agree schedule of progress payments	Review all insurance - obtain certificates of currency for: home building warranty worker’s compensation public liability. Understand the process required to vary costs, materials, design or time for completion. Describe the stage that must be reached for each progress payment

Price check

It is your responsibility if you knowingly accept a price for that work that is too low for the quality and complexity set out in the documents.

It is always best to reality test the price by asking:

is the price significantly lower than the other price or prices?
is the price per m2 close to the usual cost for this standard of work?
does the price include expensive items such as complex shapes or roofs?
are there likely additional extra costs such as limited access, extensive excavation?

Likely cost per square metre

	Architect designed	One off buildings	Project and package
Basic quality	$1,500	$1,100	$700
Above average	$2,000	$1,400	$900
Premium quality	$2,500+	$1,800	$1,400

The contractor’s quotation will include estimates of the costs of items that require your personal selection. Once you have selected your fixtures, appliances and accessories, you can either supply these yourself or the contractor can purchase them and reconcile any cost differences. If you know what you want, you will know exactly what the cost will be for each item. Preferably, request the contractor to supply and fix all items or clarify who will otherwise be responsible for delivery, insurance and faults in any item you provide.

Item	$ advised	Item	$ advised
kitchen cupboards	$	built in robes— B1/B2/B3	$
sink	$	linen	$
dishwasher	$	cloak	$
hotplates	$	doors	$
oven/wall oven	$	door hardware	$
range hood	$	light fittings	$
microwave	$	carpet floor covering	$
exhaust fans —WC/kit/bath/ensuite	$	vinyl floor covering	$
wall tiles —ldr —kit —bath —ensuite —wc	$	laundry tub & cabinet	$
floor tiles —ldy/kit	$	dryer	$
bath —ens/WC	$	washing machine	$
thresholds & sills	$	hot water service	$
vanity basin —bath/ ens/WC	$	air conditioning	$
vanity cabinet — bath/ens/WC	$	heating & cooling	$
basin —WC	$	under floor heating	$
bath — ens	$	security/intercom	$
spa including motor — bath/ens	$	garage door equipment	$
toilet suite — bath ens WC	$	auto entry gates	$
shower screen (S&F) —bath — ens/WC	$	entry door	$
wall cabinet —bath —ens/WC	$	entry door hardware	$
towel rails —heated towel rails	$	security doors —front/ back	$
bath — ens/WC	$	skylights	$
soap holder	$	TV aerial & circuitry	$
bath — ens/WC	$	fencing and gates	$
mirror — bath/ ens/WC	$	clothes line	$
tapware —ldy —kit —bath — ens WC	$	paving	$

Provisional allowances

The contractor usually includes estimates for parts of the work that can’t be costed because of incomplete information or unknown factors. Common provisional allowances include service connections, excavation, foundations, removing or importing fill.

Item	Allowance	Notes
Sewer drainage and connection
Water service
Gas
Electrical connection
Excavation
Piering
Importing fill
Exporting fill including tip fees
Access
Rock excavation
Retaining walls
Other

Like any good relationship, a successful building partnership starts with a careful choice of partner. There are many ways to find the right builder:

word of mouth
— friends and relatives whose judgement you trust
— professionals, such as architects, engineers, tradesman and suppliers
previous contractors you have liked working with
building associations
names from local jobs that you like the look of.

Once you’ve got some contractor names, why not check them out carefully:

ring their last 3 clients and ask:
- was the contractor good to deal with
- did the project finish on time and budget
- were you satisfied with the quality
- how did the contractor handle the inevitable problems
- was the contractor a good communicator
talk to the contractor about your job:

Is the contractor interested?
Does the contractor ask lots of questions?
Do you like the contractor?
Has the contractor done lots of similar jobs?
How can the contractor demonstrate to you they are right for your job?

get down to detail:
- is the contractor licenced?
- can the contractor provide insurance?

You need to know the builder is complying with all the regulations and that the quality of his work is acceptable.

Even the best builders make mistakes. Their subcontractors may take short cuts. Supervision on most jobs is minimal and rarely looks in all the hard to get to places such as the roof interior, under the floors and those flashing up on the roof.

Councils DO NOT take responsibility for the quality of the work and are often not called at the important times.

You need reliable independent advice at the key stages:

Inspection	Who should inspect
Footings	The engineer who designed the footings or slab
Frame (just before plasterboard linings are fixed, after all services and waterproofing is complete)	Building consultant
Final (when everything is finished)	Building consultant

You can ask the contractor to give you certain certificates when the job is finished. The contractor will get these from his subcontractors, suppliers or the engineer.

The certificates help verify the quality of the work to you and future buyers. If anything goes wrong with the work that was certified you will know who is responsible. This certification is like a pedigree or bona fide that everything is OK.

The typical certificates you might get on a residential building are:

Termite protection including plan of the areas protected
Plumbing final certificate
Certificate of compliance for gas installation
Waterproofing certificates for the showers, bathrooms, laundry and balconies/planters above habitable rooms
Glazing certificate
Engineering certification of:

piers, footings, concrete slabs, any non standard beams, retaining walls and pools
complex drainage systems
roof trusses and frames from the truss manufacturer

Surveyor’s certificate proving location of building in accordance with approved plans and maximum height of building (if required by Council)
Proof of final inspection*
Certificate of occupancy*.

* These certificates may be obtained from Council or an accredited private certifier.

There may be warranties of equipment and appliances such as:

wall ovens and hot plates
hot water heater
spa equipment
automatic garage door
pool equipment heating or air conditioning equipment
security and intercom systems built in vacuum equipment
proprietory products such as vergolas, roof glazing systems, awnings

And if something goes wrong

Its inevitable that you and the contractor will have misunderstandings. The contractor will also make mistakes or have unexpected delays. This doesn’t mean there is a serious or the job is going bad. It means that you need to be ready to work with the contractor to jointly solve any of the problems that crop up during the job. The best way to do this is to:

choose someone (before the jobs starts) that both you and the builder trust to talk about the project with;
don’t overact when something appears to be wrong;
clarify the issues quickly (with help if necessary) – this means checking if something is really necessary, ie what do the drawings require, are your expectations realistic, is the work OK (there are TESTS for defects)? If you are wrong, don’t persist;
if there is something wrong, focus on getting it right without anger, blame, or delay. Financial issues should be clarified quickly so that there is no misunderstanding between you and contractor regarding who is paying for what;
prepare and agree a Scope of Work that sets out what you need for the more complex problems - simple things such as paint touch up or a leaking copper pipe can be easily fixed without any paperwork
inspect the finished work to make sure the contractor fixes the problem properly.