Browse Forums General Discussion 1 Jun 21, 2013 7:17 pm Hey all, would really appreciate some advice we are building a new house and we have noticed the following; specifications on ceiling heights 2740 structural 2700 finished We have noticed that the ceiling heights in our house are all different sizes. some are 2700 others are as low as 2640 we have spoken to the builder and he has said this is due to battens that they have placed and have said they are within tolerance and Australian Standard. However for us we have a house with different ceiling levels which has ruined the overall look of the house. Can anyone please shed some light on this subject and advise of what the tolerance is with ceilings? Can a builder put lower ceiling heights than on plans? Can he use the excuse he had to for tolerance? What can be done / action? Re: HELP PLEASE 3Jun 22, 2013 12:51 pm I would be very upset if I had paid for 2.7m ceiling height and got 60cm lower than that!! I'm not sure what the actual legal position is but I think you definitely have a right to be upset. Surely they can plan battens etc around the final ceiling height!? Sounds like he's trying to fob you off.... Build thread: viewtopic.php?f=31&t=65085 Re: HELP PLEASE 5Jun 22, 2013 8:25 pm I think that the height you are mentioning is in brick courses which will work out to be a certain height. Then it would have to be battened off and the ceiling installed. See how many brick courses your plan says. If its 2740 that sounds like it would be 32 courses which should be around 2752 less battens and ceiling. It would seem that in some places it may have dropped a course, I would check that out...... I do not think the tolerance you need is the minimum ceiling height I think it is how much the normal ceiling drops from the brick coursing height to the actual ceiling. good luck Re: HELP PLEASE 8Jun 24, 2013 8:51 am I don't think it has to do with the brick courses AM ( although that obviously affects where the top plate rests ) , I think it is probably where the common roof trusses end and they use a truncated girder truss. From there the builders would use ceiling joists going at 90ΒΊ. Similar to the picture below. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ It is common to batten the end rooms only The rest of the house where the common trusses are spaced at 600mm and they are using 12mm plasterboard they wouldn't have to use battens. As per what tjilpi says you won't even notice it going from room to room. I'd like to see a pic of the plans showing showing the roof outline which would probably confirm this and also whether the new house is going to be double brick or brick veneer? Stewie Re: HELP PLEASE 9Jun 27, 2013 6:38 am Lots of advice! The outcome depends on what is on your contract documents. Ceiling heights are usually indicated on plan or in the sections or dotted onto the elevations and indicated as finished levels. Check if this is the case. If the finished ceiling is shown as 2700 above the finished floor then you have a case and it should be fixed. There may be a note somewhere indicating that all dimensions are to structure, in which case you should allow for the battens and plasterboard thickness. Your house should be built according to your contract documents, If this is not the case it should be rectified at the builder's expense. If all is built as documented then you will have to put up with it. Re: HELP PLEASE 10Jun 27, 2013 10:01 am 60mm seems like a big difference in ceiling heights even if they are using battens. Essentialy this means the battens are 50mm thick? We generally use a rondo 301 batten which is 16mm thick and then 10mm unispan plaster. (16+10=26mm). 60mm is quiet a big difference. Any photos? Re: HELP PLEASE 11Jun 27, 2013 10:11 am Robbie1950 60mm seems like a big difference in ceiling heights even if they are using battens. Essentialy this means the battens are 50mm thick? We generally use a rondo 301 batten which is 16mm thick and then 10mm unispan plaster. (16+10=26mm). 60mm is quiet a big difference. Any photos? In the same vein, but at the other end: Are the floors at the same level? Re: HELP PLEASE 12Jun 27, 2013 1:04 pm Essential element of quality is consistency, you are not getting it. Guide to standards and tolerances is merely excuse for poor workmanship Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: HELP PLEASE 14Oct 15, 2013 9:54 am shadowprince Hey all, would really appreciate some advice we are building a new house and we have noticed the following; specifications on ceiling heights 2740 structural 2700 finished We have noticed that the ceiling heights in our house are all different sizes. some are 2700 others are as low as 2640 we have spoken to the builder and he has said this is due to battens that they have placed and have said they are within tolerance and Australian Standard. However for us we have a house with different ceiling levels which has ruined the overall look of the house. Can anyone please shed some light on this subject and advise of what the tolerance is with ceilings? Can a builder put lower ceiling heights than on plans? Can he use the excuse he had to for tolerance? What can be done / action? just curious what exactly is written on the plan? 2740 or 2700? Thankyou so much π I've decided on White on white for doors and trims, White on white 50% on ceiling and Mt buller for walls. Fingers crossed it will look OK π 2 7165 i had the my concreters concrete right up to the fence. I have pits all along my path, so the water tends to drain away from the house and into the pits. There's only one… 7 12775 All 3 items listed are defects and are of concern. Please seek qualified independent inspector and/or legal advice for your state. 1 8227 |