Browse Forums Building Standards; Getting It Right! 1 Feb 16, 2007 11:11 pm I'm hoping someone out there will know what is the building standards number, or what the building standards recommend in relation to steel lintels and tolerances is acceptable for out of plum brickwork.
I’m building a new home in Perth (Carramar) with a project builder of 100 years family experience and my new home is at plate high. I have inspected the brickwork and had an on-site meeting with the supervisor to raise 2 particular concerns. 1. 6 of the steel lintels are sitting flush with the brickwork. It’s my understanding this will not allow the plaster to stick and will provide constant future problems. 2. Some of the face brickwork has between 10mm to 15mm bows in the face It my understanding a 80mm lintel should sit 10mm back from a 90mm brick. The supervisor has told me he’s looking into it and today, the builder has advised the positioning of the lintels is correct. I’ve had no reply re the bowing brickwork, but is anyone aware what is “within tolerance”. I must say, having just registered, I have found this site very helpful, Many thanks, Re: Positioning of steel lintels 2Feb 18, 2007 6:58 pm Beaner
I've just had the same issue with another builder in Perth. I purchased the AS 3700 Aus Stad wich states the allowable tolerances for brickwork. Facework brick non structural can have a bow of plus or minus 3mm 2.4m high wall built with 90mm leaf bricks can be out of plumb by 4.5mm. The standard has lots of facts and measurments, you should of seen my builders quick change in attitude when i told the Senior Supervisor to go a revise his allowable tolerances. I sent them an extract from the standard, sorted out most problems quick smart. However i still have issues wich are being dealt with now by the Construction Manager. I noticed in another post of yours you have hit them with a preliminary notice, just make sure you record ever detail mentioned just in case you need to take the matter up with the builders board. Good luck - keep pushing the bastards to do it right. It's your house / money. Regards Anthony Re: Positioning of steel lintels 3Feb 18, 2007 10:59 pm Anthony,
Many thanks for your reply. Does the AS you purchased say anything re positioning of lintels from the brick face???? As for the brickwork, it definitely exceeds 4.5mm. On average it would be 10mm and the top 3 courses of the garage wall would be 20 - 23mm deviation from vertical plumb @ 30 courses high. This is not count fast wall bricks that would also average 10mm and some 15mm @ 28 course height. I know the plaster will bring these back to plumb, but they shouldn't do it in 1 go, but knowing the way things have gone to date, I hold no faith.... They will either put 20mm on in 1 hit or, just 15mm that will only just fill the bows and put next to nothing on the rest of the wall. I would appreciate the information where you purchased the Standards. I have goggled them and found a site where you can buy on the net but I’d prefer to go there...like tomorrow...lol or ring them up. As for the Prelim notice... I'm finishing it now so I can personally serve it tomorrow, hence quoting the standards would be good. I certainly indent to keep them honest... I have sat patiently since October 06 and left Plunkett Homes to it....in good faith...after all...they are registered builders and that’s all thy do.....but this has been too no benefit for me....It almost seems they have taken advantage of this... At the end of the day, all I want is the same quality... nothing higher despite the fact we have upgraded a few things, as Plunkett's Display, "The Astoria" which our house is. Re: Positioning of steel lintels 4Feb 19, 2007 10:51 pm Beaner
The Aus Stand can be purchased online only as far as i'm aware. http://www.saiglobal.com/shop/Script/search.asp From memory it's arount $170 - $180 fro the AS 3700. It is also restricted to 1 x user licence. I've now taken the step of taking my builder to the Building Disputes Tribunal as i've just found more errors In regards to your situation with the lintels, is it possible the lintels are installed the wrong way around ??? The longest leg / side of the lintel should be the vertical side. "12.4.2 Steel lintels Lintels shall be wide enough to provide adequate support to the walling above. Masonry shall not overhang the lintel support by more than 25 mm. A lintel shall extend beyond the opening at each end by at least the lengths shown in Table 12.9. The minimum wall thickness for use of a lintel supporting load type D shall be 140 mm. Where steel unequal angle lintels are used, the longer leg of the angle shall be vertical. Any gap between the vertical leg of a steel angle lintel and the masonry shall be packed with mortar (see Figure 12.11). NOTE: Steel lintels are designed for vertical down loads only and may not be suitable for uplift or earthquake loads." Regards Anthony Re: Positioning of steel lintels 5Feb 19, 2007 11:53 pm Again Anthony...thanks for your reply.
I see there is a number on that site, so I will ring 1st thing tomorrow to see if there are any other standards that may be suitable/applicable. What you have said re installed wrong way is one of the likelihood as found by the building inspection for a couple of the lintels. The other reason is the brickie has not maintained the correct gauge in his cavity spacing and he has closed it up too much, therefore there is no room to offset the brick. This is clearly the case for one of the lintels as I have seen and measured it from the top (34 courses high.... the builder will say I shouldn't be climbing that high on a ladder, I will say it's because they don't want me to see the obvious and in any event...I'm with HBF...LOL…oh and I now have a “Blue Card”…$90 on line, after an hours reading and it’s done…. Anyway in this lintels case, the cavity the other side of a pier is wider...by no means excessive...but normal and subsequently... that windows lintel position is fine. I issued by mail my Prelim notice today and realised there was no timeframe contained within the notice.....hate that... So tomorrow I will have the time...the notice has been amended to provide the builder 10 working days...and tomorrow I will have the time to drive out and personally hand deliver it to the Construction Manager. Incidentally, I send in a copy via email, along with a few questions and not even a courtesy call/email to offer reassurance they want to resolve this in an amicable manner. Not even a “read receipt” which I noticed they stopped doing in the past few emails but they still Been sending replies…. Is this the same for you? Anthony, what did you do after your Prelim notice...did you serve another letter giving a final 7 days, outlining no response or unsatisfactory response will see a claim lodged with the Builder's Dispute Tribunal (BDT) ...or after the 1st Prelim Notice file straight away with the BDT? I figure given the detail and information required for the claim, I’ve started the claim documentation already.... And I certainly trust I don't have to go down that road, but stranger things have happened. I can say, certainly do relate as to how you are feeling at present and I trust you reach a satisfactory outcome…. Are you building in Perth as well.. rgds Re: Positioning of steel lintels 6Feb 20, 2007 10:58 pm Hi Beaner
Yes i am building in Perth. With my Prelim Notice i informed that if the problems were not resolved i would go to the BDT. This resulted in an onsite meeting with the supervisor & head supervisor to discuss my concerns. A few items i was not happy with there views or plan of action so i requested for the construction manger to be make the call. 1 Month after issuing the Prelim i stil had not seen any evidence of repair to the items indicated, or no attempts to resolve other issues we were debating. So i basically said enough is enough i'm passing all info to the BDT to decide on an outcome. My particular problem is the quality of the brickwork, however i now have roof tiles laid. No idea how they plan to rectify there wavy walls. Hopefully they will render my entire home to match the front elevation as i see no alternate way to rectify the faults considering the stage at which the home is. I must admit my cliant liaison is very good. My emails are answered within 1 day. She mentioned to me she now has a file on her desk for all my emails regarding brick defects on hand. My home shoud not have gone this far with all the errors, why they employ supervisors is a mystery. Which building inspector did you use. I may still pay an inspector to re confirm items i've noted or some i may have missed. Keep me informed Anthony Re: Positioning of steel lintels 7Feb 21, 2007 12:05 am Well Anthony,
It's good to see you still hold faith in YOUR Customer Service Officer. I sent a courteous email advising of the Prelim Notice along with some questions...and not even a quick reply advising my issues are being looked into. I was sending emails tagged for a read receipt and I’ve noticed the last 2 of my emails, they must be blocking the read receipt.... I know this as I have received no receipt...but had replies...... It's also disappointing when I clearly outline my concerns with some detail.... and I get a 3 or 4 line reply.... It seems you have been more than patient with your Prelim Notice.... I will PM you with the Building Inspectors name.... I must say... when I made mention of this nearly 3 weeks ago...our supervisor did his upmost to talk me out of it... He stated he would save me money, as all I'd get was a fancy looking report with some colour photos. His reassuring advise was he would not "cow manure" me and would tell it a he see's it... I was told any problems...and it was suggested I was jumping the gun as he may already be onto my issues as a result of his inspection........ So I gave him the benefit of any doubt and met him on site. Well.... I am still waiting for someone/anyone, to get back to me after a meeting was supposed to have been held where my construction would be brought up.... This is apart from the email I got Friday 16/02/2007... saying the lintels were correct... I might also say, when I called him to ensure the lintel problem was on the agenda...he told me, "to the best of my knowledge, what I have pointed out IS a problem, but he had to check with the Construction Manager." One can't help but think...it is either not a problem.... contrary to the Inspector's report.... supporting documentation from the Lintel Manufacturer etc..... or he has been pulled into the company way of thinking?? I'll send you the name of the Inspector we used. I can tell you from the BDT... it is important the Inspector you select is a registered builder. The person we used is, as well as a Master Builder, past board member and HIA member. If you get the name of a person you have in mind, you can ring the BDT and give it to them and they will confirm if they are a registered builder. Unfortunately, the BDT can't recommend someone. Also FYI, if you have photo’s, I’d be interested to see some posted, …. I’m about to post a few more…I have another post under Building a New Home, “Thoughts on Construction Quality”…if you haven’t seen it already…. I certainly share your frustrations and disappointment.. Regards, Beaner. Hi I am wanting some opinions about the build of a steel shed I am going to get one about 4.5 x 2.5 m steel shed and the height will be about 2.3-2.4m high The one I am… 0 10552 You’re on the right track, wire brush in a grinder then a zinc rich epoxy primer then a top coat of some sort, like a waterproofing membrane. Raising the concrete would… 1 4214 Hi, I have a steel frame house which was built 2 years ago. When you are down stairs you can hear clunking noises when someone is walking around. We were told if you… 0 3028 |