Browse Forums Building Standards; Getting It Right! 1 Sep 05, 2014 7:35 am Hi all We are deciding whether to go projector a smaller custom build (knockdown rebuild established rea). Our block may have 1.2 or up to 2m fall sidways. It is not an obvious slope but it is there. The original home is built on piering and we will be demolishing it. It seems there has already been fill at the site as there is a small retaining wall between the yard and the house next door (0.5 metres?) which is at ground level. A custom builder has come out for a quick look and said he would definitely think it needs to be bearers and joists and is concerned if a project builder is looking at slab. The project builder came back and said that it can be slab, provided the footprint is narrow enough (?), thereby presumably avoiding having to redo the levels of the block.. Im' not very technical. They only provided this info when pushed though.. originally they just talked about a dropped garage. When we asked them about single levels, they said not so feasible due to drop edge beams and retaining walls.. is this because they want to put the single on a slab? Does b + J eliminate tehn the need for drop edge beams and so much retaining wall? I know contours and soil would be needed to know for sure but can any experts provide some insight into how all of this works? Thank you.. Re: Bearers and joists, slab custom or project 2Sep 05, 2014 10:15 am So whats the width of your block, and whats the fall? So you want a house and garage on the side by the sounds of it? And whats the setback from the fence of your neighbouring properties? Re: Bearers and joists, slab custom or project 3Sep 05, 2014 10:41 am You can still do a slab on ground but the money either builder would charge you to do this may add dramatically to the cost as per the reasons you already state. Drop edge beams and retaining walls etc all cost a lot especially when you are talking of a slope of 1.2 - 2m. A slab on ground for the garage and then the house supported on piers would be much more cost effective but that depends on which builder you choose. Stewie Re: Bearers and joists, slab custom or project 4Sep 06, 2014 6:06 pm Thanks for your quick replies. Still to have survey but both estimate 1.5m. There is already fill on the block. Custom says likely any wall would need to pier down under the wall already there. Setback is 6m for garage, likely 5 for house. New rules state 4 but must be in keeping so without going further yet we think likely 5. Also new rules require 2m from retaining wall which would not be required for bearers and joists, or any walls would be minor. We are concerned the project builder, upon discussing retaining walls said "well yes but that would be 12 months down the track". It was rather dismissive and they are known for providing a decent fixed price tender. It also seems to make sense to work with the existing contour have a low deck out the back for example. Also the project company doesn't want to to timber floors for us on a slab - is this because of the battens they need to lay? Of course by single/split the overall yard is smaller. Width 16.6, depth just over 30. Re: Bearers and joists, slab custom or project 5Sep 06, 2014 6:11 pm Quote: Also the project company doesn't want to to timber floors for us on a slab - is this because of the battens they need to lay? They may have run into problems with a timber floor over a slab in the past. It may have been directly stuck with glue, over battens or nailed to ply sheets glued and screwed to the slab. Maybe see if you can do that post-build? Stewie Re: Bearers and joists, slab custom or project 6Sep 06, 2014 7:25 pm Yes that's exactly what it is and why they won't do it. Whereas going the single/split on bearers and joists with the custom draft/build they can pop the floor on during the build. It would allow $160sqm for flooring. Of course a lot more than the project home inclusion. It's so tough. But we just aren't sure about all those retaining walls..maybe we would prefer a slightly smaller, better quality custom on b and js? We haven't been looking for a McMansion. But a nice looking,spacious living area quality home. Apparently that way we could also do the garage on the higher (southern) side of the block with only a little bit of cut? Hi All, about to commence a bathroom renovation and need some advice on subfloor works. Current subfloor is hardwood T&G floorboards on 90x45 joists, but intention is to… 0 5812 Thanks for all replies. I just noticed now the pictures I added to post right on top of page were wrong. I attached pictures showing "current" and my "suggested" floor… 9 14609 |