Browse Forums Windows & Doors 1 Feb 18, 2019 11:28 am Hi All, New member here. My wife and I want to do a couple of alterations to a near new (~9 months old) previously unoccupied house we bought recently. The main change is moving a doorway of a ground floor bedroom by about 1.5m towards the centre of the wall, as well as enlarging it from a standard single to a double French door. Depending on costs and our budget, we also like to enlarge the height of a forward facing window on the first floor (above the garage). The builder told us they don’t do post contract/handover alterations, so we are on our own. Want to know how such an alteration may impact our warranty. And what is the best way to go about it. The house has a slightly modified version of a standard floor plan provided by the builder. The doorway we want to change is of a bedroom that was created by closing off a living space in the original plan. We like the option of having a ground floor bedroom, but we also like to have a second living space, hence the double French door. Since the builder’s original floor plan doesn’t have a wall there, I’m assuming it is non-loadbearing, therefore the change shouldn’t impact the structural warranty. But I don’t want to take any chances, especially since the house is fairly new and may not have settled completely, there is also a new double story house is being constructed in the neighbouring block very close to the boundary. What is the best way to go about this? I don’t mind engaging a structural engineer if the costs are reasonable and if it makes a difference. What other things should I look out for when contracting the work? Thanks. Re: Builder’s warranty and modifications. 2Feb 18, 2019 1:15 pm You can't do any alterations without council approval and structural engineer sign off. Even the wall is non load-bearing, you would need a separate lintel to be designed. Your engineer would have to discuss with your builder to make sure you don't lose your warranty on the whole house, so you can probably sign a letter saying that you are okay that this specific wall is not covered with builder's structural warranty. Re: Builder’s warranty and modifications. 3Feb 18, 2019 1:58 pm alexp79 You can't do any alterations without council approval and structural engineer sign off. Even the wall is non load-bearing, you would need a separate lintel to be designed. Your engineer would have to discuss with your builder to make sure you don't lose your warranty on the whole house, so you can probably sign a letter saying that you are okay that this specific wall is not covered with builder's structural warranty. I didn’t think I needed council’s approval for modifying a non-loadbearing wall. Anyhow, after your comment I called them to verify. The building permits department of my local council confirmed that I do not need their approval or a building permit for moving or enlarging an existing doorway on a non-loadbearing wall, and whether the wall is load bearing can be verified by a registered builder, so I don’t necessarily need to consult a structural engineer for it either. However, to be on the safe side and for peace of mind I think I will consult an engineer and come to an agreement with the original home builder about the warranty before I make any changes. Re: Builder’s warranty and modifications. 4Feb 18, 2019 5:45 pm What if whilst you are making bigger opening you cut vital wall bracing? 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: Builder’s warranty and modifications. 5Feb 20, 2019 8:29 am opti However, to be on the safe side and for peace of mind I think I will consult an engineer and come to an agreement with the original home builder about the warranty before I make any changes. I suggest you also check whats been built with the contract engineering Documentation for onsite variations that aren't documented If it's been varied and is structurally non compliant your warranty has been voided anyway Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Builder’s warranty and modifications. 6Feb 21, 2019 11:33 am building-expert What if whilst you are making bigger opening you cut vital wall bracing? I’ll be hiring a qualified builder for the work; I assume they would remove the drywall first and assess the wall structure before start cutting??. And suggest a workaround if there is a wall brace. ?? StructuralBIMGuy I suggest you also check whats been built with the contract engineering Documentation for onsite variations that aren't documented If it's been varied and is structurally non compliant your warranty has been voided anyway There aren’t any modifications outside the approved engineering plan, and I’m pretty sure the warranty is still intact because even though the house was built by another person (an overseas investor) we collected the keys and welcome documents from the builder. No one has occupied the house before us. The builder already came to fix few minor (non structural) issues under their 12 month maintenance warranty. The bedroom conversion is in the original plan (as an alteration to the standard floorplan). Re: Builder’s warranty and modifications. 7Feb 21, 2019 7:41 pm You are assuming a lot, I have seen qualified builders cut braces and other structural elements they should not. 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 Hi Mofflepop, I would recommend finding a building designer to prepare plans, they should design to your specified budget. The benefit is you can tender the project out… 9 20353 The HIA contract, in the term & conditions section states that "Commencment" is deemed when the drainage is started or the piers are dug or the slab is formed up (incase… 2 6150 |