Browse Forums Building Standards; Getting It Right! 1 Aug 18, 2010 9:24 pm Hi,
As I’m currently waiting for un-conditional approval from the bank before I sign contracts I have ample time to compare the contract specs (CS) to the Standards and Tolerances guide 2007 (ST). Basically every unit of measure stated in the CS has a larger tolerance than the TS They don’t even try to hide it!!! Under 'Standards of workmanship' the first sentence states. "Whilst our construction practices comply with the requirements of the BCA, we have developed some construction practices under the performance based provisions of the code. These have been approved by the relevant building surveyor". - Is this normal practice with big builders? Making up their own CS and saying it has been approved by a building surveyor? - If it has been 'approved' by a building surveyor', then I should be able to request a copy of any such approval right? Now the CS is not as comprehensive as the TS and misses a lot of important items. Now if I initial the CS and an issue comes up that is not covered by the CS, what takes precedence? I will basically have to pay a variation if I don’t agree with the CS. Anyway enough of the rant, here are a few examples: variance in Dimensions - CS 1/100 - ST all 1/200 except for internal dimensions Slab Level - CS concrete floors may differ up to 15mm in any room area and up to 5mm in any 2m length. overall deviation of floor level shall not exceed 30mm - ST 10mm in any room and 4mm in any 2m length. 20mm over entire slab Framing - CS +- 5mm from plum over a 2m height. they also allow 25mm overhang on slabs - ST +- 4mm. 10mm allowable overhang Bricks - CS 25mm overhang on slab - TS - ST 15mm overhang Tiling - CS grout is defective if loose in 3 months.. also only a defect after 24 months if more than 10% area is affected - ST 12 months... 5% Now that’s what i have found so far. I’m sure they’re a plenty more. have you disputed the contract specs with your builder? Re: Builders contract specs Vs Standards & Tolerances guide 2Aug 19, 2010 7:51 pm Anyone check their specs?? Re: Builders contract specs Vs Standards & Tolerances guide 3Aug 19, 2010 7:55 pm We paid our independent inspecor to through ours and he's just pointed out that permit and energy rating has been pass on 13mm plaster yet their specs state 10mm. Wondering what else he will find, pays to read everything thoroughly. Building at Sierra Estate. Re: Builders contract specs Vs Standards & Tolerances guide 4Aug 20, 2010 8:38 am this builder is trouble. I always thought that the tolerances in the ST where sometimes a joke. These guys must be rough as. Also there is a trick to there theory. While they say that this has been approved by the relevant building surveyor - well there is NO relevant building surveyor. Building surveyors only check for safety and not quality of work. Re: Builders contract specs Vs Standards & Tolerances guide 5Aug 21, 2010 11:40 am It’s weird because the general feedback about this builder on H1 is positive unlike some other builders out there. I might just 'forget' to initial the particular pages where the above tolerances are noted in the specs. See if they notice anyone compare their specs to ST Re: Builders contract specs Vs Standards & Tolerances guide 6Aug 21, 2010 7:55 pm From my experience in dealing with consumer affairs in relation to disputes they only ever refer to the standards and tolerance guide when carrying out their inspections. I have dealt with them on many occasions during on site mediations. An independant building inspector also uses the guide only. Personally I'd be very wary about signing or even putting an initial to the contract. Re: Builders contract specs Vs Standards & Tolerances guide 7Aug 21, 2010 8:58 pm The Building Code will always take precedence over what is written/signed in a contract. Your builder must comply with the Building Code. In my experience contract building specifications are not always kept up to date with the changes in the Building Code, even though they should be. We had a couple of issues during our build where we argued that their specifications were not current under the Building Code. They had to comply.....and they conceded. The difficulty for the consumer is knowing what exactly is in the the Building Code. The best course of action to take should such issues arise while building, is to ask your builder to show evidence from the Building Code that they are correct. Relevant parts of the Building Code can be purchased but it can be an expensive exercise. Australian Standards are guidelines. It is only specific Australian Standards that are referred to in the Building Code that MUST be adhered to. I am not a contract lawyer, but this is my understanding of how it all works.
Re: Builders contract specs Vs Standards & Tolerances guide 8Aug 21, 2010 9:09 pm Thanks for your reply Trinity. It’s good to hear that the BCA takes precedence over the contract specs. The thing is they require me to initial each page of the specs etc. Hopefully we don’t have too many not clear issues during the build, I’m just trying to prepare myself if we do. a few years ago i was a quality engineer for a highway project. I had many ‘constructive’ arguments with the superintendent over wordings and differing interpretations of the VicRoads specs :p I will get my designers at work to get me copies of the relevant Australian standards and the BCA. This is where builders have it over the client as most don’t have access to copies of them. Re: Builders contract specs Vs Standards & Tolerances guide 9Aug 24, 2010 11:40 am I have seen same clause in my docs. I showed that to Consumer Affairs personnel to inquire the implications. As per them, the builder can write anything, but the Aus standards gets preference over what is written. Also, (based on this), the clause in Carlisle docs will work in our (customer) advantage (We get Aus standards anyway + the design home standard as well). Building Standards; Getting It Right! Don't think they are designed for double brick. WA has a particular way of building and unfortunately that's the way a large amount of sills are finished. 3 7011 I believe this is correct. From the picture you can see the power was put in last so the electrician knew where the water was. Really it's a common sense issue more… 4 5159 2 8647 |