Footing upgrades- dispute

kelsey · Sep 09, 2020 4:44 pm

Hi all,

Looking for some advice in regards to your engineering report that has come back on our block.
When purchasing the block we were given an engineers site classification report from the developer that labelled the block an A class soil, stating that they had made all the necessary remediations to the block to make it comply with an A classification. Our builder has come back with their own engineers report which has given it an S classification, and hence an upgrade to a CM1 footing at about $7000 PS extra. Our house is approx 175m2 and is single story. Speaking with someone else who is building in our strata, they have had the same issue with their builder who uses the same engineering company as our builder.

Given that we have an engineering report stating it is A class is it worth pushing back on the building company/engineering company? Is this an issue that is worth paying money now to avoid issues further down the track?

We emailed the developer who sold us the lots and he said that there is very little difference between A and S class, and some buidlers take advantage of this and charge for upgraded footings. Could this be the cases here.

Also, is there much difference between an A class and S classification and footing requirements?

Sorry if I have not provided enough information. Just curious whether this is a fight worth fighting.

Thanks

Doozer1905 · Sep 09, 2020 11:09 pm

kelsey

When purchasing the block we were given an engineers site classification report from the developer that labelled the block an A class soil, stating that they had made all the necessary remediations to the block to make it comply with an A classification. Our builder has come back with their own engineers report which has given it an S classification, and hence an upgrade to a CM1 footing at about $7000 PS extra. Our house is approx 175m2 and is single story. Speaking with someone else who is building in our strata, they have had the same issue with their builder who uses the same engineering company as our builder.

Given that we have an engineering report stating it is A class is it worth pushing back on the building company/engineering company? Is this an issue that is worth paying money now to avoid issues further down the track?

We emailed the developer who sold us the lots and he said that there is very little difference between A and S class, and some buidlers take advantage of this and charge for upgraded footings. Could this be the cases here.

Also, is there much difference between an A class and S classification and footing requirements?

Thanks

Hi Kelsey,

It doesn't really matter what the developer has said in regards to the site classification, what I have seen from developers is they will do random test holes all over the development which doesn't give you a classification for your actual site only an overall on the development if that makes sense.

The builders soil test is much more accurate, they would of done probably 3 bore holes on your block and completed a analysis on each of those holes.

Your footing detail is a Structerre detail, Ive never heard of a CM1 but i would suggest its the old C detail and the "M" is for Masonary so I'm sure we a talking about the same thing. Depending on what the standard footing detail the builder uses determines the upgrade price. If they are using an 85mm slab as a standard (a Structerre D detail) and upgrading it to the CM1 i think its a bit expensive, we charge as a PS $5,200 based on 195m2 internal house area (Excludes garage)

On soil conditions this gets a lot of people confused, on an A class site you can still have reactive soil, so what this means is you still can have an upgraded slab even though its an A Class site. An example would be if the builder uses a Structerre D detail its 85mm slab with no mesh in the footings, the engineer may specify a A detail for an A class site with a slightly reactive soil which is 100mm slab and im sure mesh in the footings. An S class site probably starts at a CM1 detail and goes through to maybe a CM5 or 6, the higher the number the more cost.

Years ago when I was purchasing a block off a developer I specified that it had to be an A class site and nominated the footing detail it had to achieve, it didn't come up to that so I walked away. I had to pay for the soil test but it was better to do that than finding out later and adding all the extra $$$$

So in summing up if the developer is saying there is little difference between an A and S class site they are ill informed and don't know what they are talking about. You may be able to go back to them though as they did specify it was an A class site and its clearly not, maybe see if consumer protection or REIWA can help out, its not a building commission issue.

kelsey · Sep 10, 2020 11:45 am

Thank you for the comprehensive reply, I really appreciate the advice and direction.
I will definitely look further into the initial contract with the real estate agent. I have pushed back the report with Structerre, and see what they come back with. It may be a case of challenging the price with the builder as well.

Thanks!

StructuralBIMGuy · Sep 10, 2020 12:49 pm

kelsey

Looking for some advice in regards to your engineering report that has come back on our block.
When purchasing the block we were given an engineers site classification report from the developer that labelled the block an A class soil, stating that they had made all the necessary remediations to the block to make it comply with an A classification. Our builder has come back with their own engineers report which has given it an S classification,

Ask for both Bore and lab tests results
Alternatively, get another test (approx $600) and compare ... maybe 3rd time lucky
BTW, builders are reluctant to divulge how they come up with their special prices,
Funny how it's always a bit cheaper than the previous guys when all battlers and punters just want to know is if its a fair class/price
Disappointing how you have paid the developer for the site works and now you have to pay the builder again... technically paying twice..push back until you get further information
Ot, If all the developer did was to put in some retaining and build up a sand pad,
the issue becomes whats underneath the sand pad... testing will reveal that

Cheers
Chris