Browse Forums Paving & Concreting 1 Feb 21, 2015 4:04 am I am starting this topic because incorrectly sited homes (typically set too low) are always a problem with drainage and I have seen hundreds of them in my pre purchase inspections. Some of my clients have serious problems and recently on this forum there are other members experiencing devastation of their homes set lower than documented design level. So why does it happen? Sometimes it is a design fault where people siting homes have no clue of even as simple as verifying that drainage grades will work with LPOD. Mote often though it is because builders don't supervise and the excavator on site does what 's easiest for him (never mind about design levels) Supervisors often don't even know when their concreter does the slab (I stood next to one ringing concreter "has the slab been done?") So the sites are excavated to wrong levels and too often insufficiently and or excess dirt is not removed from site and instead speed around making levels around slab too high. What can you do to protect yourself? The first line of defence is a pre contract review where someone like me will have a critical look at all aspects of siting including levels looking for obvious faults. If then there are issues you go back to the builder and have it rectified before you sign the contract. You have to remember that drawings are instruction set to men on site and if they are wrong your levels will be wrong. Your second line of defence is a pre slab inspection where I do the overview of preparation on site to make sure nothing significant is missed and that builder is actually following the drawings (don't bet that they do). Among things I look for are excavation, slab levels and drainage (to protect against foundation flooding) I don't take measurements and levels for if I did take one I would be criticised for not taking all of them. Comprehensive verification of levels and measurements is not feasible and would be cost prohibitive and I don't offer that kind of service. Why? There is only a small inspection time window between slab preparation and slab pour. Often all preparation work is not complete on the eve of slab pour. Comprehensive check on site would require 2 men on site for at least 2 hrs + calculation and review time. Firstly I would have to come on site as owner's contractor and not owner's agent as permitted by the Act (builder can refuse) and secondly it would be too costly. Instead I offer visual inspection (without levels and measurements) and I could not tell you if your slab was going to be slightly out, too short, too long or out of square but I will pick up if it is significantly out. Recently one of the forum members here found out his slab is too low. How did he find out? I just looked at the photo he posted and told him so. I am not his inspector and never visited his site. His inspector had no clue. It's all about experience and you can't fake it. Its times like this that separate expert from the pretenders. 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: House siting level problems 2Feb 21, 2015 8:54 am I completely agree with BE. It may not sound very glamorous but it is important to get the levels right both at the design stage and the construction stage. From my experience I would suggest the following: 1. Make sure you get a contour survey done even if your block looks flat. 2. Steer clear of any designers (leading or not) who will design a house without using a contour survey or checking the FFL of adjacent houses. 3. Ensure the reference level on your plans is a fixed point. 4. Steer clear of any building surveyors who will approve a building permit for a house with a wall on the boundary but only estimated levels. 5. If there is any disagreement about site levels between the designer and the builder, never feel pressured to make changes on the spot to get somebody out of trouble. Take your time to get independent advice. 6. Ensure the designer or the builder puts anything they say in writing eg you will not have drainage problems; you will not need retaining walls. isn't a garage level with the rest of the house a given? pretty sure they 'came around' long time ago. if you have a flat block, the garage is usually level with the rest… 1 17525 I am not a brick expert, but rendering would be 1 option, it would be costly to do the entire house though.... 2 6679 Hi all, has anyone been ask to do the weeds in their property while in the middle of build? We are under the impression that they are in control of the site while they… 0 2771 |