Browse Forums Building A New House 1 Sep 26, 2021 2:02 pm We're currently building our new home and specified 2700mm ceiling heights on the ground floor. Upon inspection today from Slab to plaster ceiling, it came in at 2640mm. Once we put on the floorboards, it will probably be around 2630mm. So 70mm difference from the plans. Surely this can't be an acceptable tolerance? I get battens/plaster can reduce by 30mm or so 60mm seems way high. Our plans clearly state from floor to CL is 2700mm. Any ideas on how we should address this with the builder? Note: Upstairs doesn't appear to have this issue where we have heights of 2550 and 2100. All approximately at those levels even with plaster ceiling up. Any feedback would be much appreciated. Re: Ceiling height discrepancy - new build 2Sep 26, 2021 3:22 pm Ceiling and in fact room dimensions are between framing members not including sheeting and flooring. I assume the actual frame height is 2700 then they have suspended the ceiling from the floor joists. In all honesty, I know it may seem that you are getting ripped off but it's standard construction and I'd challenge anyone to be able to walk in and pick the 50mm difference in height of the completed house without a tape measure. Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Re: Ceiling height discrepancy - new build 3Sep 27, 2021 9:01 am Thanks Chippy, even if it were 2700 from slab to framing members, there's no way the battens and ceiling plaster are 60mm thick. I could probably accept around 30mm, so once floorboards are stuck we're at around 2660mm floor to ceiling. But the final floor to ceiling at around 2620mm appears to be stuff up somewhere. The other weird thing is the ground floor bedroom has different heights compared to kitchen/living area at around 2680mm. A previous house I had built few years back also specified 2700mm ceilings. From solid timber floorboards to ceiling was exactly 2700mm, so the carpenter for this job allowed an extra 40mm at least to cater for this. Definitely feel ripped off given we trying to create a premium product in a nice suburb. Re: Ceiling height discrepancy - new build 4Sep 27, 2021 8:24 pm 60mm is not noticeable, rondo 129 furring channels are 30mm, 20mm gap for levelling, and 10mm plasterboard, could also be a dropped area to allow for plumbing traps or other services if rooms differ Re: Ceiling height discrepancy - new build 7Oct 01, 2021 10:41 am ksun1985 Thanks Pulse, seems like the general consensus is that this amount is acceptable. Appreciate your feedback. It's really not something you'd notice anyway. So even hypothetically if you complained and got the builder to rip out everything and redo the frames and plastering you'd be delayed the build for essentially an unnoticeable difference. We had 2.6m ceiling on our build, which on the plans turned out to be 2560 ceilings, which then in practice end up less than that again once flooring and gyprock went on. End result - it still looks and feels higher than a regular house so all good. Follow my build here: https://www.instagram.com/ivy5custom Re: Ceiling height discrepancy - new build 8Oct 11, 2021 10:23 am ksun1985 We're currently building our new home and specified 2700mm ceiling heights on the ground floor. Upon inspection today from Slab to plaster ceiling, it came in at 2640mm. Once we put on the floorboards, it will probably be around 2630mm. So 70mm difference from the plans. Surely this can't be an acceptable tolerance? I get battens/plaster can reduce by 30mm or so 60mm seems way high. Our plans clearly state from floor to CL is 2700mm. Any ideas on how we should address this with the builder? Note: Upstairs doesn't appear to have this issue where we have heights of 2550 and 2100. All approximately at those levels even with plaster ceiling up. Any feedback would be much appreciated. Hi ksun1985 If your builder does not build according to plan, and does not rectify the mistake, you may try to resolve the issue by first talking to them. If that fails, then you may want to contact Consumer Affairs Victoria to help you settle the matter. It may also be a good idea to consult a specialist construction lawyer in your area who can assist you through the process of dispute resolution. Cheers, John Get sound legal advice. We manage Building Disputes, Construction Contracts, Security of Payment. PM for queries. https://www.contractsspecialist.com.au/articles/ Unless the room is for storage then it's non compliant BCA V2 2019 S3 P3.8 You have 2 options 1. The builder deconstructs the section and rebuilds as per plan /… 7 10683 ok thanks - yes was wondering if that should have been listed as Option Three! 2 7741 I'll look into different shower heads and ask the plumber about some engineering and see what he says. Thanks 2 9563 |