l,
Hoping someone may be able to assist whilst I await an answer.
We have had a house built recently and unfortunately missed some key problems that we have now found.
House is clad in Linea board. Problem 1 (image 1 - signed construction plans with energy rating) was battens weren't installed by carpenters. Builder initially stated they changed construction method, then agreed it is an issue. Rectification is to remove 2 runs of lowest boards fit battens and face nail bottom rows...will look horrendous but don't really have much choice. Still unsure how the membrane will disperse moisture given it doesn't run into the flashing as designed by James Hardie.
Prior to emailing acceptance of rectification we went over plans and noticed issues on image 2. We have a 90 metre wraparound verandah. The pitching plate has been attached to the battens and not to the studs, no upper battens have been installed and flashing has been installed to the front of the battens not to the studs. Again these are construction issue plans with energy rating details.
The builder has come back and I quote
"The job the carpenters have done here is structurally sound and fit for purpose. We have simply changed our construction technique to deliver a better product by battening the wall to straighten. The whaling plate is secured to the batten which is secured to the frame.
This does not compromise the BAL rating in any way."
Am I incorrect in believing that a construction method cannot be changed without a variation or without a notice from the building surveyor approving said changes? Is this construction method compliant? All verandah external entrances are open (due to pitching plate now being off the studs meaning no 3mm BAL compliance.
Our secondary issue is we are trying to source a building inspector not local to our area as the two we were going to use have both used the line that it would be a conflict of interest to report on our issues due to the fact they deal with our surveyor? Happy to take recommendations from anyone willing to travel to ballarat area unless I am way off and the construction methods used are ok even without variations.
Cheers
Image 1
Image 2
Construction Plans vs Actual Construction
Page 1 of 1
Quote:
The builder has come back and I quote
"The job the carpenters have done here is structurally sound and fit for purpose. We have simply changed our construction technique to deliver a better product by battening the wall to straighten. The whaling plate is secured to the batten which is secured to the frame.
This does not compromise the BAL rating in any way."
Am I incorrect in believing that a construction method cannot be changed without a variation or without a notice from the building surveyor approving said changes? Is this construction method compliant? All verandah external entrances are open (due to pitching plate now being off the studs meaning no 3mm BAL compliance.
Our secondary issue is we are trying to source a building inspector not local to our area as the two we were going to use have both used the line that it would be a conflict of interest to report on our issues due to the fact they deal with our surveyor? Happy to take recommendations from anyone willing to travel to ballarat area unless I am way off and the construction methods used are ok even without variations.
"The job the carpenters have done here is structurally sound and fit for purpose. We have simply changed our construction technique to deliver a better product by battening the wall to straighten. The whaling plate is secured to the batten which is secured to the frame.
This does not compromise the BAL rating in any way."
Am I incorrect in believing that a construction method cannot be changed without a variation or without a notice from the building surveyor approving said changes? Is this construction method compliant? All verandah external entrances are open (due to pitching plate now being off the studs meaning no 3mm BAL compliance.
Our secondary issue is we are trying to source a building inspector not local to our area as the two we were going to use have both used the line that it would be a conflict of interest to report on our issues due to the fact they deal with our surveyor? Happy to take recommendations from anyone willing to travel to ballarat area unless I am way off and the construction methods used are ok even without variations.
Everyone sees the problem with the current legislation and double standards
If you want restitution, compensation, damages, etc go to the Courts
As an engineer I work onsite with trades/Builders/clients in fixing mistakes and don't tolerate deliberate mistakes,
sometimes everyone gets a haircut goes on site and fixes the problem.
goodluck
Not interested in anything except making sure it is fixed correctly or is to standard, makes it hard with this whole coronavirus as it seems builders are getting away with more and more!.
All,
Hoping someone may be able to assist whilst I await an answer.
We have had a house built recently and unfortunately missed some key problems that we have now found.
House is clad in Linea board. Problem 1 (image 1 - signed construction plans with energy rating) was battens weren't installed by carpenters. Builder initially stated they changed construction method, then agreed it is an issue. Rectification is to remove 2 runs of lowest boards fit battens and face nail bottom rows...will look horrendous but don't really have much choice. Still unsure how the membrane will disperse moisture given it doesn't run into the flashing as designed by James Hardie.
Prior to emailing acceptance of rectification we went over plans and noticed issues on image 2. We have a 90 metre wraparound verandah. The pitching plate has been attached to the battens and not to the studs, no upper battens have been installed and flashing has been installed to the front of the battens not to the studs. Again these are construction issue plans with energy rating details.
The builder has come back and I quote
"The job the carpenters have done here is structurally sound and fit for purpose. We have simply changed our construction technique to deliver a better product by battening the wall to straighten. The whaling plate is secured to the batten which is secured to the frame.
This does not compromise the BAL rating in any way."
Am I incorrect in believing that a construction method cannot be changed without a variation or without a notice from the building surveyor approving said changes? Is this construction method compliant? All verandah external entrances are open (due to pitching plate now being off the studs meaning no 3mm BAL compliance.
Our secondary issue is we are trying to source a building inspector not local to our area as the two we were going to use have both used the line that it would be a conflict of interest to report on our issues due to the fact they deal with our surveyor? Happy to take recommendations from anyone willing to travel to ballarat area unless I am way off and the construction methods used are ok even without variations.
Cheers
Image 1
Image 2
Hoping someone may be able to assist whilst I await an answer.
We have had a house built recently and unfortunately missed some key problems that we have now found.
House is clad in Linea board. Problem 1 (image 1 - signed construction plans with energy rating) was battens weren't installed by carpenters. Builder initially stated they changed construction method, then agreed it is an issue. Rectification is to remove 2 runs of lowest boards fit battens and face nail bottom rows...will look horrendous but don't really have much choice. Still unsure how the membrane will disperse moisture given it doesn't run into the flashing as designed by James Hardie.
Prior to emailing acceptance of rectification we went over plans and noticed issues on image 2. We have a 90 metre wraparound verandah. The pitching plate has been attached to the battens and not to the studs, no upper battens have been installed and flashing has been installed to the front of the battens not to the studs. Again these are construction issue plans with energy rating details.
The builder has come back and I quote
"The job the carpenters have done here is structurally sound and fit for purpose. We have simply changed our construction technique to deliver a better product by battening the wall to straighten. The whaling plate is secured to the batten which is secured to the frame.
This does not compromise the BAL rating in any way."
Am I incorrect in believing that a construction method cannot be changed without a variation or without a notice from the building surveyor approving said changes? Is this construction method compliant? All verandah external entrances are open (due to pitching plate now being off the studs meaning no 3mm BAL compliance.
Our secondary issue is we are trying to source a building inspector not local to our area as the two we were going to use have both used the line that it would be a conflict of interest to report on our issues due to the fact they deal with our surveyor? Happy to take recommendations from anyone willing to travel to ballarat area unless I am way off and the construction methods used are ok even without variations.
Cheers
Image 1
Image 2
Hi CBPH
Sorry to hear you are having a bad experience. We specialise in building in bushfire zones in Sydney so I think we have a pretty good idea on how to comply with the various BAL zone requirements. We would love to help but to be honest we couldn't quite understand your post
I'll PM you my number, and if you like give me a call ( free after lunch today) and we can talk through your issues and hopefully we can find some building solutions for you to go back to your builder with.
Cheers
Simeon
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