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Post subject: Re: Chuq's custom 5br courtyard house (27/12 - updated plans
Posted: Dec 30, 2010 11:48 pm
Silver Member
Joined: 09 Jan 2009 Posts: 262 Location: Hobart, Tasmania
Ok, here is the list of suggestions/questions/comments that I sent through - additional comments by me in bold
Quote:
- Hot water cylinder - I (mistakenly) thought with solar HW the entire system was on the roof? Am I thinking of something different? In our current house, HWC is on ground floor, bathrooms and kitchen on 1st, there is a delay of 30 secs or so before hot water comes through to tap/shower/etc. I always assumed this was because of the water having to be pumped upwards? Could you clarify?
- Window sizes - some questions: Window W2.06 (master br) - should be same height as W2.04 (2540) due to daybed joinery (which won't be built initially - but will be in a few years)? Window W1.02 (ground floor bathroom) - should this be smaller height (due to vanity below)? Window W2.07 (hall) - no niche on this side of house - is height correct? Some other windows are different on the plan than on glazing schedule - eg. W1.05 and W1.06 (courtyard) - the glazing schedule appears to be the correct one.
- Doors on ground floor - we think we'd prefer to have the door to the garage and the door to the theatre made solid core doors as well - the first for heat insulation, the second for sound insulation purposes.
- Theatre front joinery - I've changed my mind (again!) and think just low joinery (to about 600mm) across the entire front would be best for now - otherwise there'd be nowhere for the left and right speakers to go (without the door getting in the way).
- Garage step - I think this may be a bit of a tripping obstacle in its current form - can an alternative shape be used (see pic attached - we would prefer the middle one)
- Clothesline - is there a pole (or support structure) on opposite side of deck for it to attach to?
- Entry deck - someone standing at front door has no protection from weather (no eaves, etc) - possible to add something here? Also notice the wall between entry deck and driveway was removed at some point.
- Doors on first floor - not detailed in same way as all windows, and ground floor doors? Still to come?
- Bathroom vanity as shown in cross section - large gap at bottom - is this standard? Would prefer this space not be "wasted"
- Cavity slider in bathroom - would this get in way of toilet plumbing? If so how could this best be resolved - relocate toilet to different wall (adjoining bed2?) / double thickness wall?
- Cavity slider in ensuite - the wall is not long enough to contain the slider? Would a bi-fold or normal door be better - or extend cavity wall out an additional 170mm, would make both doorway and cavity 750mm?
- Solar/wind - pre-wire electrical connections for suitable inverter location? You mentioned about possibly having some wind generation some time ago - how easy is to identify an optimal spot & pre-wire to suit?
- Security system - it hasn't been mentioned, but I didn't know if it was standard these days?
- Electrical plan: - Submains - is this the fuse box? Would be better in a less visible spot - eg. in garage wall next to laundry chute? Currently in hallway facing front door near entry to guest room - Main switch board - refer to suggestion above about wall at entry deck - would it be better on this wall? Currently on "long" retaining wall, east side of driveway - Notice some rooms yet to be done - I'll send through updated plans. Should have them before meeting [builder] (next week?).
Just to clarify with all the cabling:
Builder (& sub-contractors) responsibility: Electrical as per plan Security cabling for PIRs/keypads Cabling for remote door lock (from front door to kitchen) Empty conduit (PVC pipe??) from theatre wiring closet to living room ent. unit Copper phone line in from street to theatre wiring closet Provision for future fibre optic line from street to theatre wiring closet Antenna from roof to wiring closet Antenna runs from wiring closet to locations throughout house (tbc, 7-10 connections)
Owners (& sub-contractors) responsibility: Note - am getting some licensed friends to assist with this Data cabling (cat6 cable / RJ45 outlets) to all major rooms throughout house Video cabling from theatre wiring closet to theatre & living room ent. unit Audio cabling from theatre wiring closet to theatre Audio cabling from living room ent. unit, to living, dining, rear deck
Maybe the builders and owners sub-contractors could meet to prevent conflicts, eg. running power and data cabling too closer together - If you/[builder] know of a better way of handling this let me know!
_________________ Built 3br house in Glenorchy, Tas in 2001 * * * Building 5br courtyard house in Lenah Valley, Tas in 2011 - Homeone thread / Blog
Post subject: Re: Chuq's custom 5br courtyard house (27/12 - updated plans
Posted: Dec 31, 2010 7:47 am
Silver Member
Joined: 09 Jan 2009 Posts: 262 Location: Hobart, Tasmania
Well this is our second build so I know what to look for :) Plus the build process has been over a year so far so I've been looking at those plans a lot!!
_________________ Built 3br house in Glenorchy, Tas in 2001 * * * Building 5br courtyard house in Lenah Valley, Tas in 2011 - Homeone thread / Blog
Post subject: Re: Chuq's custom 5br courtyard house (27/12 - updated plans
Posted: Jan 20, 2011 11:23 am
Silver Member
Joined: 09 Jan 2009 Posts: 262 Location: Hobart, Tasmania
Latest update -
1. Had meeting with builder and architect at builders house – he has just completed a renovation (designed by the architect, built by the builder!) so it was a good change to see an example of workmanship and materials, etc. Looks quite impressive! 2. Received joinery plans via email last Friday. Includes kitchen/bathrooms, as well as all cupboards etc. Reviewed over weekend and sent back list of changes on Monday. There are about 25 different items of joinery which are detailed so I won’t post them all here, but maybe the interesting ones I will later. I might make specific threads in the kitchen/bathroom forums for those areas, if I do I will of course link from here! 3. Have drawn up wiring diagrams – electrical, data, AV, speakers – see http://users.on.net/~chuq/img/house/flo ... iring.html - note that pretty much everything apart from electrical I will be doing myself (with assistance from licensed people where appropriate!) 4. Will be having a meeting with architect this afternoon – to discuss the previous list that I sent (at the top of p4), the list of joinery changes, and the wiring! 5. The builder is rather brutally honest (which is good) but he said he expected work to start no earlier than May. :( Ah well
_________________ Built 3br house in Glenorchy, Tas in 2001 * * * Building 5br courtyard house in Lenah Valley, Tas in 2011 - Homeone thread / Blog
Post subject: Re: Chuq's custom 5br courtyard house (27/12 - updated plans
Posted: Feb 07, 2011 2:26 pm
Silver Member
Joined: 09 Jan 2009 Posts: 262 Location: Hobart, Tasmania
I tend to be a bit slack with the updates, oops :-/
From the last meeting ..
First the bad news! Quote for windows has come up about $30k more than expected. Also, it seems we have too many of them to get the required star rating.
Some have had to go... some of which I don't mind, some of which I am sad about.. :(
They include - upstairs: - The one at the end of the bedroom hallway - gone - The one opposite the bookshelf in the hallway (facing the courtyard) - gone - The shower window has been slightly reduced.
and downstairs ... we have reduced the entire floor from 2700m to 2400m. This was actually how it was originally, so not too worried here! So that cuts about 10% off the windows. In addition: - Window in entryway facing undercroft is reduced by 50%. - Window in theatre facing courtyard reduced by 50% - Windows in hall facing courtyard reduced by 33% (the third near the laundry is gone. There is still the section near guest room entry and section near theatre/storage entry.) - Door to rear deck was glazed - is now solid. - Windows in guest bedroom is a bit narrower, about 2/3 the size.
What is annoying is that the modelling used to calculate star ratings can't "cope" with "different" houses. eg. our cladding will be alucobond/vitrobond. They don't have an equivalent in their system (does everything have to be brick or render???). Our windows on the first floor have a niche which runs all the way around 3 sides of the house - making the roof height at the edge and therefore window height 2990mm. The niche is only about 290mm x 290mm, big enough to fit a roller blind, so the height for the rest of the house is 2700mm (think of it like a giant sunken ceiling). The problem is the star calculations can't deal with that shape of room and must base the calculations on the entire house having 2990mm ceilings, that is a LOT more space to heat! So in practice our house will perform much better than the ratings say in theory.
There have been a few other minor changes due to my other list. (top of p4). The garage/hallway wall now extends out the front of the house by a metre or so, and is joined to a covered section over the front door. Many of the slider/swing door issues have been resolved.
Security system not included - I'm thinking of going for a wireless DIY system. Then I can add/remove/move components as needed. I'm looking at something like http://www.smarthome.com.au/security at the moment.
The architect has drawn up a lighting plan - now you would think this would be easy but he has suggested of some things that we normally wouldn't think of - such as external lights recessed into the retaining walls, and spotlights on the trees!
We are planning to have ducted air conditioning, via floor vents for the first floor. Downstairs will only have - garage and storage (which don't require heating), guest room (will be rarely used), and theatre (will probably be warm enough from the gear in the wiring closet!). The hall is going to be polished concrete so should retain and release quite a bit of heat. In addition the lower floor is half underground so the earth should help to naturally insulate it. So with any luck we will be able to get away with separate panel heaters in the rooms that need it, and that will be all.
A little bit about the bathroom plans - the joinery details include: Square above bench sinks, mixer tapes coming from the wall; square ceiling mounted "rain head" shower heads; built in niches in showers for shampoo etc. Tiles are 600x600mm for floors, 600x300mm for walls. Colours can be changed but has specified slate for now. The best bit - my cousin owns a bathroom superstore - so I'm getting all that stuff through him and supplying the builder/plumber :) Also, underfloor heating for the bathrooms has been estimated at about $1000 a bathroom - so we think we'll go for that.
In the meantime we are waiting waiting.. for the builder to get back to us with quotes! I get nervous because it could make or break it entire plan (which, at the moment, has been 15 months in planning!)
_________________ Built 3br house in Glenorchy, Tas in 2001 * * * Building 5br courtyard house in Lenah Valley, Tas in 2011 - Homeone thread / Blog
Post subject: Re: Chuq's custom 5br courtyard house (27/12 - updated plans
Posted: Feb 07, 2011 3:08 pm
Silver Member
Joined: 09 Jan 2009 Posts: 262 Location: Hobart, Tasmania
Dollar wrote:
So Chuq when are we likely to see your home being started. I'm eagerly waiting at the edge of my seat to see more.
So far we have been told maybe as late as May.. hopefully not, but the builder has been harshly honest with everything he has said so far, so I'm guessing May is a conservative estimate! Knowing our luck, they will dig the hole, then it will rain for 3 months :-/
_________________ Built 3br house in Glenorchy, Tas in 2001 * * * Building 5br courtyard house in Lenah Valley, Tas in 2011 - Homeone thread / Blog
Post subject: Re: Chuq's custom 5br courtyard house (27/12 - updated plans
Posted: Feb 07, 2011 8:13 pm
Gold Member
Joined: 23 Feb 2010 Posts: 12010 Location: nz-oz- uk- oz-uk-oz- nz, Im exhausted!
30k MORE...wow, that is a lot, shame you had to change it and sorry to hear of the ceiling height issues with the windows..what are they like these star people ay!! I am sure it will be a wonderful house even with 30k cheaper windows. you got to do what you got to do....and good luck with the quote!! eeek!
Post subject: Re: Chuq's custom 5br courtyard house (27/12 - updated plans
Posted: Mar 04, 2011 12:38 pm
Silver Member
Joined: 09 Jan 2009 Posts: 262 Location: Hobart, Tasmania
Final plans are being put into building approval as we speak!
Should have a final quote from the builder within 10 days. He has booked in the excavator for April - I wonder if this means I should be optimistic that he thinks the price will come in under the estimate he has given previously? I don't want to contemplate it, but I guess my wife and I should be thinking of what we want to cut out or do later, in case we have to make budget cuts :(
Anyway, meeting with architect again next Thursday!
And on non-house related news, we will have someone to put in the 3rd kids bedroom come August/September this year! Shame we will be stuck in a 3 bedroom house until at least middle of next year :-/
_________________ Built 3br house in Glenorchy, Tas in 2001 * * * Building 5br courtyard house in Lenah Valley, Tas in 2011 - Homeone thread / Blog
Post subject: Re: Chuq's custom 5br courtyard house (27/12 - updated plans
Posted: Mar 14, 2011 10:33 pm
Silver Member
Joined: 09 Jan 2009 Posts: 262 Location: Hobart, Tasmania
Latest update - from last Thursday's architect meeting!
- Expect to get price from builder in the next week.
- Found our energy rating calculation came out at 5.7 stars. This is the official result, but the energy assessment place told our architect that it will "really" be about 7 stars. We aren't exactly sure what this means. As I mentioned in a previous post (half way up p4) they can't really cope with "different" house designs very easily.
Air conditioning - sadly the ducted AC system came in at $35k. The architect has suggested a standard ceiling AC system at about $10k. We'll probably have panel heaters in the master bedroom, the kids hallway, and the guest bedroom. (Note - in Tassie, electric heating is quite popular for new homes as we have a separate tariff for "HydroHeat" - electric heating - so it cost a lot less to run.)
- Kitchen benchtop - polished concrete bench of that size was, again, going to cost too much, so the architect has changed to an Essastone bench with a finish that resembles polished concrete. At significant less cost, which we are very happy with!
- The Vitrabond cladding we will be using will be costing about $20k, but installation of it about $40k! That's someone's wages for the better part of a year! The supplier is negotating a way to bring this down ...
- We also got a copy of the building specification document - which is a 133 page document that specifies the quality expected of the builder on every single detail.. as an example, the dimensions of the doors, number of hinges, minimum sizes of hinges, etc. Includes which Australian Standards they comply to. This kind of thing for every component of the house! Not exactly interesting reading but will be useful!
- We also received our latest set of full plans, including floor plans, cross sections, joinery details, windows schedule, electrical and plumbing plans. About 30 pages all up!
We have also resigned ourselves to the fact that the guest room, theatre, storage and downstairs bathroom will only be to lock-up stage to start with - to be finished later. That's ok - better later than not at all!
_________________ Built 3br house in Glenorchy, Tas in 2001 * * * Building 5br courtyard house in Lenah Valley, Tas in 2011 - Homeone thread / Blog
I know these are your final plans so its probably too late to change but it would drive me wild to have to open the bifold doors to access the washing machine and then close them again to get out the door to the drying area.
home building and renovation
So much storage! Jealous! 
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