Browse Forums Building A New House 1 Nov 03, 2009 7:46 pm Hi All, After months of hard work of going through countless display homes, hours of going over plans, visiting many different building companies, i decided in the end to go with the JG king Caraway 165 design to suit my block perfectly. Initially i was not impressed with the workmanship of their display homes and was a little cautious about building with them but design was perfect and their inclusion was not too bad either. It seemed like good value for money. The Sales person looked after me from the beginning and stood out compared to the other sales people from other top 4 builders in the area. Anyway, the site start was 9th Oct. They did a site scrape and levelled the block. It took a long time for the slab to be layed. They didnt lay the slab until the 31st Oct. From the 9th to the 31st Oct. They initially did the plumbing, and then on the 23rd levelled the block and finished the boxing for the slab on the 25th Oct. They layed the concrete for the slab until the 28th Oct. The wall frame went up on the 30th Oct, being Melbourne cup public holiday, the roof needs to go up to complete the frame work. Which i thought was quiet fast. I am worried they didnt allow for the concrete to settle and dry before starting the frame work After the recent rains we have had, i investigated a close eye on the quality of the slab. I have 2 big puddles around 3mtrs in diameter in the garage area and the kitchen and living area. 2 meters around the puddles, i noticed several cracks in the concrete from 20cm to over a meter in length. They are small cracks but very noticable. Where there is no puddles, i noticed no cracks in the concrete. The corners of the concrete where the bricks would be layed a big chunk of it is broken off at the front and rear of the garage, front of the house, and door entry. i am a little concerned with the puddles, cracks in the concrete, and the chipped away corners. I compared the quality of the other slabs in the area and they dont have any puddles or cracks and the corners are straight unlike mine. I was wondering if someone on here can help me better understand what is a good or a bad slab. Is the cracks and puddles in the concrete normal and should i ask to get it repaired to save running into further issues during the constuction of the house. ie cracked plaster, cracks widening etc. Seems like i have copped a bad concreter. Thank you for your help in advance. Thanks, Ivan Re: Nervous - Building First home with JG Kings - Geelong 2Nov 03, 2009 7:54 pm Hi Ivan, I would be getting on to your site supervisor asap, get it fixed now when there isnt much work to do. depending on the depth of the cracks they may need to consult an engineer Hope this helps Lw http://buildingfraser251withcoral.blogspot.com/ Lw http://buildingfraser251withcoral.blogspot.com/ 20th May 09 Signed contracts for land 24th June 09 Land settled today "I own some dirt" 16th Aug 09 Signed Contract 20th Nov 09 Site Start 15th Jan 10 Bricks started Re: Nervous - Building First home with JG Kings - Geelong 3Nov 04, 2009 6:53 am lwbjl Hi Ivan, I would be getting on to your site supervisor asap, get it fixed now when there isnt much work to do. depending on the depth of the cracks they may need to consult an engineer Hope this helps Lw http://buildingfraser251withcoral.blogspot.com/ Thank you LW Spoke to my SS and he advises the hair line cracks and puddles is normal, and the cracks will not open up and says there is nothing to worry about. I will post some pictures up as they come to hand and you can see what i mean. Thanks, Ivan Re: Nervous - Building First home with JG Kings - Geelong 4Nov 04, 2009 10:01 pm Hi All, I have included the images of the crack in the Garage concrete slab, water puddle, and corner edges. The cracks appeared 3 days after the slab was layed. Thank you in advance for any valued opinions on the whether i am over reacting with this and should accept it as being normal or should i ask my Site Supervisor to get the concrete repaired. http://img687.imageshack.us/img687/9037 ... 021109.jpg http://img248.imageshack.us/img248/9351 ... rcrack.jpg http://img687.imageshack.us/img687/893/ ... ecorne.jpg http://img84.imageshack.us/img84/7708/p ... 021109.jpg http://img517.imageshack.us/img517/4875 ... eslab2.jpg Re: Nervous - Building First home with JG Kings - Geelong 5Nov 04, 2009 10:16 pm hi ivan - i would definitely get an independant inspector out to have a look. Not cheap, but worth it to ensure that your houss is going to be structurally sound. The way they have place the frame over that crack doesn't look right at all 2014 - Prepping to build the Soho 4 with Plantation homes, industrial style 2009 - Built the Brampton with Coral Homes viewtopic.php?f=31&t=15399&start=280 Re: Nervous - Building First home with JG Kings - Geelong 6Nov 04, 2009 10:44 pm Thanks Jess. JG king have a building inspector who asses each stage of construction and must give the finish of the slab a tick of approval before the commencement of Frame work. The site supervisor is trying to convince me that there is nothing wrong with the slab. But i keep thinking the cracks and puddles in the slab is not normal and it is bothering me. Please dont tell me i am going mad. Re: Nervous - Building First home with JG Kings - Geelong 7Nov 05, 2009 6:36 pm Hi Ivan, I would not be happy with this at all... Goodluck with getting it fixed lw Lw http://buildingfraser251withcoral.blogspot.com/ 20th May 09 Signed contracts for land 24th June 09 Land settled today "I own some dirt" 16th Aug 09 Signed Contract 20th Nov 09 Site Start 15th Jan 10 Bricks started Re: Nervous - Building First home with JG Kings - Geelong 8Nov 05, 2009 8:14 pm Hi Lw, They dont seem to be interesting in getting any of it fixed. It is clear to the naked eye that the concrete does not seem right. I have spoken to the Building inspecter and he is going to speak to the kings and ask them to send the pics for him to look it ASAP. Hopefully he can get the kings to fix it. They seem to not want to listen to me and dont seem to care that they have an annoyed customer. This is not a good start as we are only at slab and frame stage. I have included some more pics to view. Do you think any of the damaged concrete can be fixed? http://img248.imageshack.us/img248/9351 ... rcrack.jpg http://img691.imageshack.us/img691/7008 ... ncrete.jpg http://img5.imageshack.us/img5/7008/fro ... ncrete.jpg http://img682.imageshack.us/img682/8936 ... gedoor.jpg http://img693.imageshack.us/img693/862/img0303.jpg http://img339.imageshack.us/img339/7008 ... ncrete.jpg http://img11.imageshack.us/img11/7008/f ... ncrete.jpg http://img684.imageshack.us/img684/3663 ... ornerc.jpg Thanks again for your opinion. Thanks, Ivan Re: Nervous - Building First home with JG Kings - Geelong 9Nov 05, 2009 8:45 pm Hi Ivan, As far as my understanding goes the internal inspector being a part of the builder's team will be favourable towards his employer and relying on their opinion is hardly useful. That is why people use independent inspectors who will provide more honest and unbiased opinion on the matters. They come not quite cheap -- around $350 to $500 mark. I had my slab poured recently and I had not crack of puddles like you did. Same applies to the corners. Moreover, a few days ago they had a tractor driving over the slab and these several tonnes of weight did not cause any damage to the slab. So. Yeah, my experience shows that the slab can be a bit more durable that yours does and probably and independent inspector could provide a better answer. Good luck ... built a Promenade with Clarendon. viewtopic.php?f=31&t=25104 20-10-09 - excavation and piering completed ... 12-04-10 - Basins fixed. Connecting to the electrical grid 23-04-10 - PCI 07-05-10 - HANDOVER! Re: Nervous - Building First home with JG Kings - Geelong 10Nov 05, 2009 8:48 pm Have you looked at some of the other posts and what their slabs looked like, this may give you an idea of what to expect with yours. Are there any other builds in your area that you can go and look at their slabs? Yours just does not look right.. I'm sure they could do something to fix it. As per what jess said the frame is looking really wrong sitting on the slab like that lw Lw http://buildingfraser251withcoral.blogspot.com/ 20th May 09 Signed contracts for land 24th June 09 Land settled today "I own some dirt" 16th Aug 09 Signed Contract 20th Nov 09 Site Start 15th Jan 10 Bricks started Re: Nervous - Building First home with JG Kings - Geelong 11Nov 05, 2009 9:13 pm ebyelyakov Hi Ivan, As far as my understanding goes the internal inspector being a part of the builder's team will be favourable towards his employer and relying on their opinion is hardly useful. That is why people use independent inspectors who will provide more honest and unbiased opinion on the matters. They come not quite cheap -- around $350 to $500 mark. I had my slab poured recently and I had not crack of puddles like you did. Same applies to the corners. Moreover, a few days ago they had a tractor driving over the slab and these several tonnes of weight did not cause any damage to the slab. So. Yeah, my experience shows that the slab can be a bit more durable that yours does and probably and independent inspector could provide a better answer. Good luck Hi Ebyelyakov, This sounds like a good idea. Can you recommend a decent independent building inspector that you might know. Thanks, Ivan Re: Nervous - Building First home with JG Kings - Geelong 12Nov 05, 2009 9:16 pm lwbjl Have you looked at some of the other posts and what their slabs looked like, this may give you an idea of what to expect with yours. Are there any other builds in your area that you can go and look at their slabs? Yours just does not look right.. I'm sure they could do something to fix it. As per what jess said the frame is looking really wrong sitting on the slab like that lw Hi Lw, I agree with your comments. All i get back from kings is, It is not as bad as others and it should be right. I have had a look around the other slabs and they are off better qaulity than mine. I think i might take up ebyelyakov's advise and get an independent building inspector to check it out for me. Do you know of any good building inspectors? Thanks, Ivan Re: Nervous - Building First home with JG Kings - Geelong 13Nov 06, 2009 9:13 am IvanG ebyelyakov Hi Ivan, As far as my understanding goes the internal inspector being a part of the builder's team will be favourable towards his employer and relying on their opinion is hardly useful. That is why people use independent inspectors who will provide more honest and unbiased opinion on the matters. They come not quite cheap -- around $350 to $500 mark. I had my slab poured recently and I had not crack of puddles like you did. Same applies to the corners. Moreover, a few days ago they had a tractor driving over the slab and these several tonnes of weight did not cause any damage to the slab. So. Yeah, my experience shows that the slab can be a bit more durable that yours does and probably and independent inspector could provide a better answer. Good luck Hi Ebyelyakov, This sounds like a good idea. Can you recommend a decent independent building inspector that you might know. Thanks, Ivan Hi Ivan, I'm in Sydney and I doubt that any local inspectors I have details of will be of any use to you. I'd recommend looking through the forum (and I'm sure that there are quite a few people building next to you) in order to find the details for a decent inspector. Best of luck! ... built a Promenade with Clarendon. viewtopic.php?f=31&t=25104 20-10-09 - excavation and piering completed ... 12-04-10 - Basins fixed. Connecting to the electrical grid 23-04-10 - PCI 07-05-10 - HANDOVER! Re: Advise on building first home in Geelong Area. 15Nov 19, 2009 11:37 am Hi Ivan Long time, no update?? Hope something good has been going on ... I really didn't like the look of this issue - that corner frame literally doesn't have the leg to stand on: http://img339.imageshack.us/img339/7008 ... ncrete.jpg And the padded frames to make up the height difference ?!?! What is the builder saying? Have you paid the slab payment as is? My signature is distracting people from my wise posts ... Re: Advise on building first home in Geelong Area. 16Dec 06, 2009 8:34 pm Lex Hi Ivan Long time, no update?? Hope something good has been going on ... I really didn't like the look of this issue - that corner frame literally doesn't have the leg to stand on: http://img339.imageshack.us/img339/7008 ... ncrete.jpg And the padded frames to make up the height difference ?!?! What is the builder saying? Have you paid the slab payment as is? Hi lex, This corner piece has now been repaired and a few other issues raised with the slab has also been repaired. More updates on the bad workmanship. They screwed up the garage roof frame, see pic attached. The 2 steal trusses are out of line and not joined. The building inspector signed it off a day before i went to site and noticed the defect. Informed my site supervisor and he acknowledged that it will need to be repaired. I bet it would have been swept under the carpet if i had not noticed it. The worry is..the building inspector has passed this and the tilers have already tiled this part of the roof. UNBELIEVABLE!!!!! Is the crap workmanship going to stop. http://img192.imageshack.us/img192/3194 ... fline2.jpg There are 3 issues with the brick work so far. 1. The mortar color is of dark grey color. When i saw it the day the side garage wall was layed it looked of very dark grey color (gun Metal) but i thought i would give it a week to see the color when it is dry. After a week the mortar color is still of dark grey color. In my contract i had requested for a natural brick mortar.. The color selection lady said the natural mortar color will be a light grey color and will go together with the Selkirk Moon shadow brick. I don't what to do. They have only layed the bricks on garage side wall and a bit about a meter or 2 either side. Refer to pic below for more detail. 2. The dark color brick is upside down and is showing the light side. 3. The mortar workmanship is a shocker. Have a look at the attached pic. http://img36.imageshack.us/img36/5136/d ... ickwor.jpg Does the mortar color look natural grey color or am i seeing things? I have sent an email to my site supervisor outlining my concerns on the brick work but not sure what they will say. Also, i am goign to call him first thign in the morning before the bricky continues further work onsite. Ideally i want them to knock the wall down and start again and use the correct color mortar i requested. Your help would be much appreciated. Re: Advise on building first home in Geelong Area. 19Dec 12, 2009 6:16 am Hi Ivan, I am so sorry to hear that this builder is continuing with his ways in other areas as well, and I really feel your pain and frustration. Also extremely dissapointing is the behaviour of the PCA (the builder's inspector). Is the PCA responsible to check adherence to building codes and standards? If yes, and if you are prepared, you can make a complaint to their Board. I've seen that a few inspectors from the PCA company that our builder is using have been taken to the Board and now their names and "offences" are on the public display on the web!!! Did you get your own inspector to have a look ??? What happened? Anyway, how was your slab fixed? Cracks fixed? Chips fixed? Puddles fixed? Was it fixed before or after they put the frame? Can you post some pics of the fixed areas? BTW, your slab chips were not as bad as ours - we have (and yes, still have them, must keep them, can't let them be fixed, no, no ) very large chunks bitten off the edges when the "nice man" was driving over the slab. They are very ugly looking bits, you can easily put a fist under the frame. I think there might be a millimeter or so until the stell reo is exposed .. but our builder is naturally not worried (he's obviously more worried how much it would cost him to fix it now) ... Anyway, enough of us, just so you know you are not alone. Also, just keep calling your SS, and don't rely on emails alone, although always accompany your talk with an email summarising what has been raised and what was the response. I don't think they like or read emails, plus they are slow, plus you are left wondering (and sometimes hoping) about what is going to happen, you don't have an immediate feedback, one way or another. With the bricks, I don't actually know what is the natural colour, but it may indeed lighten if the weather is continuoulsy dry long enough. You are lucky in the way that the brick is dark and grey just enough to still look good even if the mortar is a bit darker than it should have been. So, I wouldn't worry too much about the colour, but definitely put it in writing and refer to your contract. Also, have you tried talking to the brickies, in a friendly way? Just like ... is this a particular mortar colour, or have you been told by the builder which colour to use, or similar. With the laying of the bricks, it looks like some of the distances are longer than the max allowed (I think the max is 1.5 cm, but havent double checked). Ask the brickie if they are going to smooth the mortar edges or clean them or what, as they are obviously raised in some areas. Is this the raked joint? And definitely talk to them and the SS about turning the bricks 'face in' - that is to me obvious neglect. I really wish I could actually help, but other than saying 'keep chasing the SS', sorry I can't. Wishing you better luck with the rest and please keep us posted and put more pics in. Cheers for now, Lex My signature is distracting people from my wise posts ... Re: Advise on building first home in Geelong Area. 20Dec 12, 2009 7:50 am Hi IvanG, How frustrating for you. I don't know if this is helpful as is different states people are called different things. We're in NSW and the people that inspect the frame etc are called the Principle Certifying Authority. There should also be a Registration Board for your Certifier/Inspector. In NSW if you're unhappy with your Principle Certifying Authority you can request the Board to grant you permission to change your Certifier (you can cite missing obvious defects etc), that way you can have a truly independent person inspecting the work. You also have the option of putting in a complaint about your Certifier. Cheers Never argue with an idiot they drag you down to their level & then beat you with experience - Dilbert View Thread: viewtopic.php?f=31&t=19733 Contract signed 14Sept Slab 30Sept Bricks laid 1Dec Lock up 26Feb Keys 10Jun CDC Housing Code 3 When to apply Floor Area external face of wall vs Gross Floor Area internal face of wall. Reading thru CDC Housing Code 3, lets take a lot 915sqm.… 0 16563 I am looking for someone who might have tackled a similar issue as me. I have a few rendered interior walls, the surface condition is hardly flat. I can see all the bumps… 0 7967 Even if it's not being sub-divided and you want to keep it as Torrens title, you will still need to talk to a town planner or Council themselves, to see if they will allow… 1 11039 |