Browse Forums Building A New House 1 Nov 15, 2009 11:32 am Hi all Ive read on the forum that frame overhang is unfortunity common, bearing in mind a tolerance of 10mm. I read some people frame was not even on the slab at all. I would like to hear what solutions people have been offered and how the builder fixed it. I have heard of some builders just putting a block of wood under it and hoping no one sees it. Reference to relevate codes & standards would also be great. Any photos of repairs would also be of intrest to me. Feel free to P.M. me if you like. Kind regards & thanks. K.W.............. “It's just as unpleasant to get more than you bargain for as to get less” George Bernard Shaw. Re: Solutions to frame overhang. 2Nov 15, 2009 12:29 pm At my previous house the 15 mm overhang on the front of the garage wall (9m wall with a 6m roller door) was "corrected" with 100 mm x 15 mm angle dynabolted to the front face of the concrete slab. The angle was a properly bent (hydraulic bending machine) fabricated from galvanised sheet. Sheet gauge was 3 mm so about 10 gauge. Was I happy...no...but once in place I didn't see it going anywhere and 15 mm is very fiddly to make up with concrete and epoxies unless you know what you are doing. I made sure I had an engineer's sign off from the builder to cover any future issues. Obviously best if you can avoid...but yes appears to be a common issue... ...as far as standards go there's general tolerances for setout accuracy. I'm sure an artisan on here may have some comments on the "quality" of trades that result in these stuff ups. mmm....donuts Homer Simpson 1956- Links: Site Costs Ready Reckoner | H1 Addiction Medical Advice | Château TDL: The Backyard Re: Solutions to frame overhang. 3Nov 15, 2009 12:42 pm Yes very unimpressed No need for any of this & ^#$&*( at all! I find it difficult to see how it is possible to under size a slab Only by putting the boards on the inside of the line can it be done... Also being out of square is a bad thing too.. but a few 345's and a cross check Lots of builders have 5% defects for 6 months on commercial... might be time for here too.(domestic) onc Where you are coming from is where you are going to... Re: Solutions to frame overhang. 4Nov 15, 2009 1:30 pm Thanks guys To do Im supprised they even looked at rectifying a 15mm, considering there is a 10mm tolerance. In effect its only over 5mm. Yes, they would not have a go at it with concrete for the 5mm over tolerance. I would like to know happened to "best practice" & "good building practice". As to the set out tolerance, As I understand it, it relates to position on block (set back) more so in relation to fences, borders etc. and again there is a tolerance allowed. Unfortunity not all owners are even aware what overhang is and what it mean to your house in 10 years. Thanks for your reply. Regards KW............... “It's just as unpleasant to get more than you bargain for as to get less” George Bernard Shaw. Re: Solutions to frame overhang. 5Nov 15, 2009 8:28 pm If it was my house, i would simply make the house 5mm smaller. With large builders they do not have this freedom as everything such as roof trusses etc is ordered from the plans and not custom built. Owner building does give you this freedom. Re: Solutions to frame overhang. 6Nov 15, 2009 8:33 pm Borg, it is more than 5mm But KW could add if he wanted to. Where you are coming from is where you are going to... Re: Solutions to frame overhang. 7Nov 15, 2009 10:22 pm King willy Im supprised they even looked at rectifying a 15mm, considering there is a 10mm tolerance. In effect its only over 5mm. Yes, they would not have a go at it with concrete for the 5mm over tolerance. Don't be surprised...they weren't going to...I pointed out to the builder that it looked fuc...ah..er...not good! mmm....donuts Homer Simpson 1956- Links: Site Costs Ready Reckoner | H1 Addiction Medical Advice | Château TDL: The Backyard Re: Solutions to frame overhang. 8Nov 15, 2009 11:35 pm Where you are coming from is where you are going to... Re: Solutions to frame overhang. 9Nov 20, 2009 1:31 pm http://i158.photobucket.com/albums/t117/1864mike/bricks011.jpg http://i158.photobucket.com/albums/t117/1864mike/bricks012.jpg http://i158.photobucket.com/albums/t117/1864mike/bricks013.jpg Do you mean like this????? Our ss informs us that is how the building inspector told him to rectify it. We have our own independant inspector looking into it next week. We were not going to use an inspector but after being told this is how the builders inspector fixes things it was time to employ one. Comments, ideas would be appeciated. Re: Solutions to frame overhang. 10Nov 20, 2009 1:45 pm mdzzj, do not stand for that crap- demand it be fixed properly. If you need documentation to refer to the Guide to Building Standards and Tolerances is a good start. You can find it at http://www.buildingcommission.com.au/re ... IDE_07.pdf It's a really useful document to have when building because it tells you what is acceptable and what is not, re. every aspect of building, from the foundation up. Re: Solutions to frame overhang. 11Nov 20, 2009 1:57 pm Thank You down loaded and printed that out this morning. We are understanding people and give people the oppurtunity to rectify errors but to be told that is rectified We are not builders but we are not idiots. I emailed the photos to our CSC who quickly replied that they have been forwarded to the Building Manager and we should expect to hear from him also. Re: Solutions to frame overhang. 12Nov 20, 2009 2:38 pm Ummm what is the crack from.."I don't know, I just bashed the nail in and it split" Half asd excuse Where you are coming from is where you are going to... Re: Solutions to frame overhang. 13Nov 20, 2009 2:49 pm Oh gawd... mmm....donuts Homer Simpson 1956- Links: Site Costs Ready Reckoner | H1 Addiction Medical Advice | Château TDL: The Backyard Re: Solutions to frame overhang. 14Nov 20, 2009 3:01 pm Felistopher mdzzj, do not stand for that crap- demand it be fixed properly. If you need documentation to refer to the Guide to Building Standards and Tolerances is a good start. You can find it at http://www.buildingcommission.com.au/re ... IDE_07.pdf It's a really useful document to have when building because it tells you what is acceptable and what is not, re. every aspect of building, from the foundation up. thank you for posting this!!! invaluable information for the ignorant masses who've been hoodwinked for too long... Re: Solutions to frame overhang. 16Nov 22, 2009 10:41 am We're struggling with overhang issues at the moment- nice one Big M.
They're patching up the front, and chipping away at the back... would have been easier to just put the frame on the slab in the first place. They troweled a little Barra Fill in to start with, filling up to 40mm underneath the bottom plate, and then reducing it down to about 2mm thickness as they came down the slab. The "surveyor" at G4 said that was fine, but we took one look at it and said- "you've got to be joking". We demanded engineering docs, and after seeing these they've started to patch up their patch up job. Frustrating- we have no confidence in M now, they are hopeless. If we didnt point anything out, nothing would get done. Won't be getting our next payment until absolutely everything is up to scratch, thats for sure. Re: Solutions to frame overhang. 17Nov 22, 2009 12:59 pm I find it demoralising to see that slack attitude from tradies, and following trades for not reporting the inconsistancy of workmanship How do you instill a conscience... I mean, paying isn't enough... clearly Maybe we all have to have the realisation that our actions, working our trade, skill, job, have an effect on the recipient... Good bad or indifferent. Is there any khama heading home Perhaps it is time for all of us, to look at the level of service we give. If our heart is in it, I am sure we do well, if not, whatever you do for people will be less than what they deserve. IMHO only Work can be fun...Well enlightening anyhow... we just have to see the good and don't accept the bad as being normal practice. If we accept less than good workmanship, we send a message that it is ok to short change people. Same thing! D&M for the day is done... Hahaha just realized it was sunday Onc Where you are coming from is where you are going to... Re: Solutions to frame overhang. 18Nov 22, 2009 1:30 pm I agree ONC. Once upon a time in Australia we were known for "if it's not done properly the first time, it's not worth doing", kind of attitude. Many of our old buildings are still standing - centuries later. Makes you wonder how long our current houses will be standing for! ...there seems to be a lack of integrity in people's work today and it's a shame. You are right, we should do something about it as some people who lack integrity & try to ********, will only change their behaviour/attitude if it's pointed out/challenged. Re: Solutions to frame overhang. 19Nov 22, 2009 1:49 pm Hmmm... yep.. I see these 50 year crapola building lives and just cringe that some one thought of that ...and worse they are being readily taken up Commercial building have structural service lives of 50 years, but to complete a scope of works on one of those you need to be able to tell the builder what you are doing because it is very specialized. No corners cut there I can tell you! I thought we refurbed every 7 years anyway WTF? As soon as someone mentions more then 6 years, you should be hearing bells soon. I mean really, who knows what is happening now, the builders do or don't care. Once again at the mercy of the professional. Not all builder are bad, there are a few around here that are the best in the country... I do mean that! They are bloody expensive though and if you get on, don't stuff up or you are gone for good, not just from them! ...and they tell the owner when there is a problem to resolve The rest you could raffle, but that would unleash hovac on the wider community Just be vigilant Where you are coming from is where you are going to... Re: Solutions to frame overhang. 20Nov 22, 2009 2:29 pm Totally agree with you onc and Rowena. It's refreshing to see people supporting each other in their attempts to uphold certain standards in the workmanship on their home. I would need another set of hands to count all the people who have suggested to us we are being 'picky', 'a little fussy', etc just for bringing up things that have been done wrong on our house. We've had lots of people suggest we should 'let things go' and it has been really frustrating trying to politely reply to these people they can take their opinions and truck off. The way I see it accepting a house (that cost you a quarter of a mill) that has pretty major 'not-what-we-ordered' defects like bent walls or extreme slab overhang, would be like taking delivery of a brand new 250k Ferrari with a dent in the door and saying, "yep I'll take it, that dent looks grouse. Thanks." As if you would. In the end, two pieces of treated timber (20mm thick) were bolted onto the joists and planed when there was too much sticking out. Passed inspection. 13 7800 Thanks Ardo, they are sort of semi concealed. I think it is only a few millimetres. I see if they can adjust the hinges. 4 3797 I would find out how deep your clay base is and depending on the depth install a cut off drain which is more than a normal agi drain. Where the neighbouring walls is… 2 3147 |