Browse Forums Kitchen Corner 1 May 10, 2008 9:12 pm Hi all, been having a good read of this section of the forum, but I have a problem with my new house I need your advice on. We're about 5 weeks (hopefully) away from handover and will b e getting the first inspection soon. I have noticed though that our hall way going up from the front of the house past the kitchen is 1 metre from the kitchen cupboard, but the bench overhangs another 25cm meaning the gap to walk through is only 75cm. It just looks odd and out of proportion. So my question is: even though it's exactly it was in the plans can I ask for it to be fixed? I am not experienced enough to pick a problem like that off plans but the drafter should have been. I did make changes to the original plan but only gave them a basic idea of what shape I wanted the bench to be not the dimensions. I think it's poor drafting. but I'm not sure what comes under the defects definitions.
It would mean slicing of 15 or so cm and re laminating- it's a metre long section, it then angles off, still same overhang but it's fine there. And it's already very wide, unecessarily wide in that spot. A pain of a job and I'd have to get it done myself otherwise. I was thinking I could see how it was to live with it but everytime I see it, even through the windows it looks WRONG. So what do you think? Emma Re: Kitchen bench too wide....defect? 2May 10, 2008 9:29 pm Hi Dolly, welcome to the forum
I'm certainly not an expert but I think you'll find that since it was on your plans this way, it's technically not a defect. I think it would have to either be different from the plan, or be in violation of the building code for it to be considered a defect. But, it can't hurt to try and get them to fix it for nothing just tell them at the walk through that you had no idea it would be like that and can it be changed. You may still be able to get the builder to fix it but I think you'll find they'll expect you to make it a post contract variation and pay the costs of fixing it. Give your site supervisor a call and discuss the issue. If you're not comfortable going to the site supervisor, you could ask your CSR for an indication of the cost that would be involved in amending this problem. Good luck. Received keys to my new home on 16/5/08 Re: Kitchen bench too wide....defect? 3May 10, 2008 9:42 pm To me it doesn't sound like a defect, it was on the plans. I have found that drafting take things literally, without much thought so it seems.
I mentioned that I wanted to be able to fit a vanity in our downstairs WC, and instead of drawing in a small vanity like I imagined they made the door to the WC 520, what the? Anyway, unfortunately I don't think you have much ground but why not try anyway!! Could you show us the plans? Re: Kitchen bench too wide....defect? 4May 10, 2008 9:47 pm Dolly,
Sounds like you've gone for a custom design using a draftsman. You'd think that the draftsman would have been aware of the narrow path past the kitchen bench. You can always ask your builder to do something about it. Even though technically it's what is in the plans, I think most builders will try to help you out. Can you show us the floorplan? Cheers, Casa Demolition August 2009, Construction Started September 2009, Completed December 2010 Re: Kitchen bench too wide....defect? 5May 10, 2008 9:57 pm Yeah i thought I might not have a leg to stand on.. other thing is I'm really anxious to get into the house because of breaking our current rental contract and I don't want to drag it out with any repairs so I probably won't ask. If I did it would have to be after we moved. Anyhoo here is the plan. Of course in hindsight I can see now it looks wrong....
Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Kitchen bench too wide....defect? 6May 10, 2008 10:06 pm By looking at your plan, you would have to take the 25cm off the bench all the way around so the bench doesnt look odd.
It is hard to visualise from a plan, but I don't think its that bad. Paula Re: Kitchen bench too wide....defect? 7May 10, 2008 10:16 pm The breakfast bar in the corridor leading the main living area can go. You wouldn't put any chairs there since the 750 mm passageway is narrow enough without putting chairs there.
The way I see it, the overhang along that edge has to go or the kitchen needs to be reduced by 250 mm in width. Demolition August 2009, Construction Started September 2009, Completed December 2010 Re: Kitchen bench too wide....defect? 8May 10, 2008 10:33 pm As per casa comment- you will also struggle to get furniture past that point as the doorway is wider than the kitchen bench to wall gap.
But if it's already built, it might be something you need to do after handover. Not a defect - design error yes, but they have built to the plan as far as i can see. Steve Re: Kitchen bench too wide....defect? 9May 11, 2008 2:44 am Assuming you definitely want it to be changed, I agree with Paula that it might look a bit strange if you only cut one side...
You can surely ask for it to be changed, but please be aware that normally your builder will charge a fee on top of the cost involved for the change. So make sure you get all the figures worked out before proceeding. The other option is, if you have a chance to meet/know the company who did the benchtop (or ask the supervisor/CSR), get a quote from them directly and see if you can arrange to get it done after handover. It will save you that extra fee, plus the builder's 25+% margin. Re: Kitchen bench too wide....defect? 10May 11, 2008 8:21 pm Thanks folks, yeah I think i'll let it slide. I have enough to worry about at the moment, I can take a better look at it once we have all the furniture in and can gauge better how bad it is. Furniture that is too wide will have to be lifted over the top, not a huge hassle.
My brother says that you have to build at least 3 houses to get it right and really know what you are doing. In my case that may well be true! There were a few things I would change if I could go back. Bro is on his 3rd house now and is doing the full underfloor heating/double glazed windows etc. Emma Re: Kitchen bench too wide....defect? 11May 11, 2008 11:41 pm Isn't there a minimum width a passageway has to be by law? I'm just thinking that if thats the only way from one end of the house to the other then a 750mm passageway may not pass the building code. I'm only jumping to conclusions here but I just remember someone once saying that a passageway had to be a mimimum width of 800 or 900 or something like that. It will be interesting to know if it is made a point of when getting the certficiate of occupancy. Someone is welcome to put me in my place if I'm talking baloney here..
It may be a way to get that bench trimmed back without getting in the bad books with the builder. Re: Kitchen bench too wide....defect? 13May 12, 2008 12:40 pm What type of bench tops are they?
laminated with rounded edges or whatever What is the dotted lines where the sink is? The width of the benchtop overhang would have to made the same all round or the mitres will not line up Best Price Wardrobes Sliding door robes | Walk in robes Deco panel | Mirror | Melamine 26 to 28 Cottage lane Hackham M: 0402 927 376 http://www.bestpricewardrobes.com.au Trade welcome Re: Kitchen bench too wide....defect? 14May 12, 2008 7:51 pm Well I’m with or against either way.
I think I see sliding doors in both the Entertaining Room and the Dining Room, so getting furniture in won’t be a problem. Getting it cut back and re laminated will! And it will be costly. It’s a small area; with a very open plan room at the end which is the savour here. If you were entering a small room through the area it would feel quite claustrophobic. I think it will be fine. Internal and External Building and Colour Consultant Online - Worldwide http://www.denovoconcepts.com Re: Kitchen bench too wide....defect? 15May 13, 2008 12:02 am Yes it's laminated with I think you mean the vertical edges are flat, not rounded. The dotted lines over the sink is a tiled splashback with a laminated sill on top. And yes there are sliding doors and it is quite a large open living area so maybe the perspective will change when it's painted and full of furniture. It won't make it right but will balance it out.
So if, as a couple of you said, I tried to shave some off, it would look wrong and i guess I could end up making it worse in a different way. I think I got greedy, I have been living in a duplex with a tiny kitchen and I wanted a BIG space and may have tried to overdo it, and I put too much faith in the drafter to get it right. Re: Kitchen bench too wide....defect? 16May 13, 2008 8:48 am Dolly22 Yes it's laminated with I think you mean the vertical edges are flat, not rounded. The dotted lines over the sink is a tiled splashback with a laminated sill on top. And yes there are sliding doors and it is quite a large open living area so maybe the perspective will change when it's painted and full of furniture. It won't make it right but will balance it out. So if, as a couple of you said, I tried to shave some off, it would look wrong and i guess I could end up making it worse in a different way. I think I got greedy, I have been living in a duplex with a tiny kitchen and I wanted a BIG space and may have tried to overdo it, and I put too much faith in the drafter to get it right. If the edges are square, your bench tops can be cut back. But this would mean completly removing the tops and taking them back to the factory Best Price Wardrobes Sliding door robes | Walk in robes Deco panel | Mirror | Melamine 26 to 28 Cottage lane Hackham M: 0402 927 376 http://www.bestpricewardrobes.com.au Trade welcome Its the flashing and is normal. Some builders cover them up others just leave them handing. You can cover it up with an aluminium bracket or ask the builder. 7 11233 you need to understand the breakdown of warranties. 90 warranty is considered as minor defects rectification period where as the longer ones are more major/structural… 1 5339 Building Standards; Getting It Right! There doesn't look to be any rebate in the slab to prevent water from scooting under the window. AS4654 is the Australian standard to look at/refer to. They have… 1 10148 |