Browse Forums Building A New House Re: Building a flame zone house in West Pymble on a steep si 82Dec 08, 2023 12:06 pm Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 85Dec 12, 2023 9:17 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 88Jan 11, 2024 10:10 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 90Feb 13, 2024 2:41 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 91Feb 14, 2024 4:38 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 92Feb 27, 2024 4:22 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 94Feb 27, 2024 2:27 pm Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 95Mar 07, 2024 10:01 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 96Mar 08, 2024 1:31 pm Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 97Apr 02, 2024 3:56 pm Hi All It has been a few weeks since my last update. The build has been progressing well. No major issues to report. The scaffolding was dropped today, gyprock will be completed in a few days, we have already completed the first coat of paint upstairs and should have downstairs painted next week. The stairs go in next Monday and then we can start waterproofing and tiling. At this point we are in the final stage of the build so it is a matter of co-ordinating all of the finishing trades. I would expect that by the end of this month we will have all bathrooms tiled, internal carpentry well underway, first 2 coats of paint on, front louvres installed which will give the home a totally different look and floor screed done. Then next month we can get joinery in, finish the pool and outside render, and start on all the electrical and plumbing fit offs. The only thing that may delay the build is joinery. Our normal company quoted $99,000 which was approx $40,000 over budget. We have a quote from a new company that has been recommended and they are much closer to the budget but they have a 6 week lead time as opposed to a 2 week lead time. So that is a decision we need to make with the client in the next day or two. Joinery is a critical path hold point in the program as we can't do any of the fit off work without it. Anyway, that's construction. Overall, the clients are still over the moon with happiness which is the main thing. Here are a couple of photos from today: Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 98May 01, 2024 2:11 pm Ashington Homes Hi All, Time for an update. Since my last post the weather has been good to us and we have been steaming ahead. We are really proud of the progress, and our clients are over the moon. We have managed to finish all rough ins ( Aircon, plumbing and electrical), upper bushfire shutters are installed, we dropped half the scaffold yesterday and today have started the lower roofs. We also passed the framing inspection. Yay. Next Monday the insulation will go in and then we will commence gyprock which typically takes a week and a half. I have attached some photos ( sorry for the quality, I am out of town and I asked my wife to get me a facade shot but she took it at the gate so it's not great). Stairs will be installed in a couple of weeks and then it's full steam ahead on the interiors. On track for late May to early June for handover. In terms of the bushfire shutters, I have attached some photos so you can see how they look. They work with a UPS battery back up so what happens if a fire comes and the mains power is cut then they close automatically. They also have remotes so the owners can close them manually if they want some extra security. In terms of cost, the shutters were a tad over $80,000. Shutters are funny, as whenever we are dealing with new clients most people hate the idea, however if you choose your colours correctly and we get a powder coat colour to match then they sort of blend in. On this particular job the client absolutely hated the idea and did everything in his power to avoid getting them. Unfortunately the cost of fire rated windows was so insanely high that the budget just didn't allow for that as an option. Now they are installed he thinks they look good. There have been a few client generated variations in terms of joinery, french oak timber flooring and we upgraded the downstairs air conditioning to a multi head system ( seperate ducted system upstairs). The main reason for this is that we have a massive structural beam that runs through the living room and we would have had to drop the ceiling by 300mm for ducting where as with a multi head system the pipework is only 100mm. And even though we have 3800mm high ceilings dropping 300mm would have ruined the feeling of the home. So once we get these lower roofs in, we can drop the remainder of the scaffold and start on the external works. One of the reasons that we build so fast is that we try and run multiple work streams at the same time which can cause some issues with the banks progress payments schedules. An example of this is lock up stage. So typically a builder will complete all external work and not even rough in and then claim the lock up payment before starting on the internals. I modelled this method on this job as we were having a minor issue with the wording of the progress payment schedule and it pushed the program out to October ( 4 months later than we are aiming). On this job the bank had insisted on an " external linings stage" followed by a "lock up stage". The problem was that external linings was never defined and the bank didn't even had a definition for it. But after some negotiation we managed to get paid once the roof, walls and windows were in. What we do is get the upper roofs on, then rough in and gyprock upstairs, and even start tiling wet areas, then drop scaffolding do lower roofs and finish downstairs. So by the time of lockup, internal linings should be finished and first coat of paint should be finished, then we have 4 weeks to get joinery, and typically we can finish a home including driveways and landscaping in around 5 weeks. In that 4 week period whilst waiting for joinery we can tile bathrooms and floors, get the pool almost finished and all external render and paint. In other bushfire news and back to the fire shutter issue, the client is adamant that he doesn't want a shutter on the front door. The issue is that you simply can not find FZ rated front doors. I found one company in Perth who say they make them but they never return calls or emails. This is a weird one which we are currently waiting on a bushfire consultant to advise us, as the code says a door with a rating of -/30/- is compliant. Now the main manufacturers such as Hume have a BAL 40 rated door which they say has been tested to -/30/- but we would hate to install that, get to OC and have the certifier reject us. So let's see what advice we get. As a back up we have installed the wiring for the shutter just in case. Sorry about the length of this post, had a lot on my mind. Till next time Simeon Facade is coming togetherWe still have the louvres to go upstairs which will add a lot of characterLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Another fire shutter photoLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ @Ashington Homes: Gosh its really useful info. May I know which vendor you have spoken to for FZ shutters and did they do the installations as well, if Yes I would like to get their contact info. Kindly share me their details. My house construction work is about to commence, just now benching is done and piercing started. I am looking for below info and to conclude on estimated times and costs? 1. An exact quote for my property. 2. How much lead time the company asked / how soon you need to order 3. How many days installation job was 4.. Do we have to use shutters for doors / front door as well due to FZ or just windows is fine ( where will it be mentioned of which doors to have FZ shuttes etc). 3. FYI: We spoke once earlier and you advised that my site is too far for me to work with you guys since it is in Blue mountains. Re: Building a flame zone house in West Pymble on a steep si 99May 01, 2024 3:00 pm kishan6693 Ashington Homes Hi All, Time for an update. Since my last post the weather has been good to us and we have been steaming ahead. We are really proud of the progress, and our clients are over the moon. We have managed to finish all rough ins ( Aircon, plumbing and electrical), upper bushfire shutters are installed, we dropped half the scaffold yesterday and today have started the lower roofs. We also passed the framing inspection. Yay. Next Monday the insulation will go in and then we will commence gyprock which typically takes a week and a half. I have attached some photos ( sorry for the quality, I am out of town and I asked my wife to get me a facade shot but she took it at the gate so it's not great). Stairs will be installed in a couple of weeks and then it's full steam ahead on the interiors. On track for late May to early June for handover. In terms of the bushfire shutters, I have attached some photos so you can see how they look. They work with a UPS battery back up so what happens if a fire comes and the mains power is cut then they close automatically. They also have remotes so the owners can close them manually if they want some extra security. In terms of cost, the shutters were a tad over $80,000. Shutters are funny, as whenever we are dealing with new clients most people hate the idea, however if you choose your colours correctly and we get a powder coat colour to match then they sort of blend in. On this particular job the client absolutely hated the idea and did everything in his power to avoid getting them. Unfortunately the cost of fire rated windows was so insanely high that the budget just didn't allow for that as an option. Now they are installed he thinks they look good. There have been a few client generated variations in terms of joinery, french oak timber flooring and we upgraded the downstairs air conditioning to a multi head system ( seperate ducted system upstairs). The main reason for this is that we have a massive structural beam that runs through the living room and we would have had to drop the ceiling by 300mm for ducting where as with a multi head system the pipework is only 100mm. And even though we have 3800mm high ceilings dropping 300mm would have ruined the feeling of the home. So once we get these lower roofs in, we can drop the remainder of the scaffold and start on the external works. One of the reasons that we build so fast is that we try and run multiple work streams at the same time which can cause some issues with the banks progress payments schedules. An example of this is lock up stage. So typically a builder will complete all external work and not even rough in and then claim the lock up payment before starting on the internals. I modelled this method on this job as we were having a minor issue with the wording of the progress payment schedule and it pushed the program out to October ( 4 months later than we are aiming). On this job the bank had insisted on an " external linings stage" followed by a "lock up stage". The problem was that external linings was never defined and the bank didn't even had a definition for it. But after some negotiation we managed to get paid once the roof, walls and windows were in. What we do is get the upper roofs on, then rough in and gyprock upstairs, and even start tiling wet areas, then drop scaffolding do lower roofs and finish downstairs. So by the time of lockup, internal linings should be finished and first coat of paint should be finished, then we have 4 weeks to get joinery, and typically we can finish a home including driveways and landscaping in around 5 weeks. In that 4 week period whilst waiting for joinery we can tile bathrooms and floors, get the pool almost finished and all external render and paint. In other bushfire news and back to the fire shutter issue, the client is adamant that he doesn't want a shutter on the front door. The issue is that you simply can not find FZ rated front doors. I found one company in Perth who say they make them but they never return calls or emails. This is a weird one which we are currently waiting on a bushfire consultant to advise us, as the code says a door with a rating of -/30/- is compliant. Now the main manufacturers such as Hume have a BAL 40 rated door which they say has been tested to -/30/- but we would hate to install that, get to OC and have the certifier reject us. So let's see what advice we get. As a back up we have installed the wiring for the shutter just in case. Sorry about the length of this post, had a lot on my mind. Till next time Simeon Facade is coming togetherWe still have the louvres to go upstairs which will add a lot of characterLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Another fire shutter photoLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ @Ashington Homes: Gosh its really useful info. May I know which vendor you have spoken to for FZ shutters and did they do the installations as well, if Yes I would like to get their contact info. Kindly share me their details. My house construction work is about to commence, just now benching is done and piercing started. I am looking for below info and to conclude on estimated times and costs? 1. An exact quote for my property. 2. How much lead time the company asked / how soon you need to order 3. How many days installation job was 4.. Do we have to use shutters for doors / front door as well due to FZ or just windows is fine ( where will it be mentioned of which doors to have FZ shuttes etc). 3. FYI: We spoke once earlier and you advised that my site is too far for me to work with you guys since it is in Blue mountains. We use Bushfire Roller Shutters based out of Gosford. Speak to Brad on 0438 339 583. They do complete supply and installation, lead time is 6-8 weeks And the answer to your door question is 99% yes, There may be a work around which I am trying for this project but it is not straight forward as no one makes an FZ compliant door that I can find Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 100May 01, 2024 3:57 pm Ashington Homes kishan6693 Ashington Homes Hi All, Time for an update. Since my last post the weather has been good to us and we have been steaming ahead. We are really proud of the progress, and our clients are over the moon. We have managed to finish all rough ins ( Aircon, plumbing and electrical), upper bushfire shutters are installed, we dropped half the scaffold yesterday and today have started the lower roofs. We also passed the framing inspection. Yay. Next Monday the insulation will go in and then we will commence gyprock which typically takes a week and a half. I have attached some photos ( sorry for the quality, I am out of town and I asked my wife to get me a facade shot but she took it at the gate so it's not great). Stairs will be installed in a couple of weeks and then it's full steam ahead on the interiors. On track for late May to early June for handover. In terms of the bushfire shutters, I have attached some photos so you can see how they look. They work with a UPS battery back up so what happens if a fire comes and the mains power is cut then they close automatically. They also have remotes so the owners can close them manually if they want some extra security. In terms of cost, the shutters were a tad over $80,000. Shutters are funny, as whenever we are dealing with new clients most people hate the idea, however if you choose your colours correctly and we get a powder coat colour to match then they sort of blend in. On this particular job the client absolutely hated the idea and did everything in his power to avoid getting them. Unfortunately the cost of fire rated windows was so insanely high that the budget just didn't allow for that as an option. Now they are installed he thinks they look good. There have been a few client generated variations in terms of joinery, french oak timber flooring and we upgraded the downstairs air conditioning to a multi head system ( seperate ducted system upstairs). The main reason for this is that we have a massive structural beam that runs through the living room and we would have had to drop the ceiling by 300mm for ducting where as with a multi head system the pipework is only 100mm. And even though we have 3800mm high ceilings dropping 300mm would have ruined the feeling of the home. So once we get these lower roofs in, we can drop the remainder of the scaffold and start on the external works. One of the reasons that we build so fast is that we try and run multiple work streams at the same time which can cause some issues with the banks progress payments schedules. An example of this is lock up stage. So typically a builder will complete all external work and not even rough in and then claim the lock up payment before starting on the internals. I modelled this method on this job as we were having a minor issue with the wording of the progress payment schedule and it pushed the program out to October ( 4 months later than we are aiming). On this job the bank had insisted on an " external linings stage" followed by a "lock up stage". The problem was that external linings was never defined and the bank didn't even had a definition for it. But after some negotiation we managed to get paid once the roof, walls and windows were in. What we do is get the upper roofs on, then rough in and gyprock upstairs, and even start tiling wet areas, then drop scaffolding do lower roofs and finish downstairs. So by the time of lockup, internal linings should be finished and first coat of paint should be finished, then we have 4 weeks to get joinery, and typically we can finish a home including driveways and landscaping in around 5 weeks. In that 4 week period whilst waiting for joinery we can tile bathrooms and floors, get the pool almost finished and all external render and paint. In other bushfire news and back to the fire shutter issue, the client is adamant that he doesn't want a shutter on the front door. The issue is that you simply can not find FZ rated front doors. I found one company in Perth who say they make them but they never return calls or emails. This is a weird one which we are currently waiting on a bushfire consultant to advise us, as the code says a door with a rating of -/30/- is compliant. Now the main manufacturers such as Hume have a BAL 40 rated door which they say has been tested to -/30/- but we would hate to install that, get to OC and have the certifier reject us. So let's see what advice we get. As a back up we have installed the wiring for the shutter just in case. Sorry about the length of this post, had a lot on my mind. Till next time Simeon Facade is coming togetherWe still have the louvres to go upstairs which will add a lot of characterLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Another fire shutter photoLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ @Ashington Homes: Gosh its really useful info. May I know which vendor you have spoken to for FZ shutters and did they do the installations as well, if Yes I would like to get their contact info. Kindly share me their details. My house construction work is about to commence, just now benching is done and piercing started. I am looking for below info and to conclude on estimated times and costs? 1. An exact quote for my property. 2. How much lead time the company asked / how soon you need to order 3. How many days installation job was 4.. Do we have to use shutters for doors / front door as well due to FZ or just windows is fine ( where will it be mentioned of which doors to have FZ shuttes etc). 3. FYI: We spoke once earlier and you advised that my site is too far for me to work with you guys since it is in Blue mountains. We use Bushfire Roller Shutters based out of Gosford. Speak to Brad on 0438 339 583. They do complete supply and installation, lead time is 6-8 weeks And the answer to your door question is 99% yes, There may be a work around which I am trying for this project but it is not straight forward as no one makes an FZ compliant door that I can find Thank you so much Simeon and I ll definitely reach out to Brad. Regards Kishan Hi El Forgo From what you are describing, I would be budgeting at least $6,000-7,000/sqm at an absolute minimum, possibly even $8,000. This factors in: 1. The sheer… 4 1844 No. The outcome of the meeting would be a permit provided by council(if they agree) which would be valid for 12 months. If the driveway is not constructed be fore 12… 6 2330 First time building 2 storey home, is under construction (in Framing stage) in NSW. I have 3 toilets and need bidet spray in… 0 19306 |