Browse Forums Building A New House 1 Jul 23, 2010 2:27 pm Hi Guys, Do you know what Finished Floor Level (FFL) in Contour plan means? What effect will this have to the construction cost and process? Does this mean that the land itself has been identified to have a slope in it? Any advice will be much appreciated. Many Thanks Tempura Re: What does Finished Floor Level (FFL) means in Contour Pl 2Jul 23, 2010 3:08 pm The height of your slab relative to a datum, generally but not always Australian Height Datum (AHD). So if the land has a level of 30.50 m, and your FFL is 31.00 m then your slab is 0.50 m above the ground level. mmm....donuts Homer Simpson 1956- Links: Site Costs Ready Reckoner | H1 Addiction Medical Advice | Château TDL: The Backyard Re: What does Finished Floor Level (FFL) means in Contour Pl 4Jul 23, 2010 3:22 pm It will normally incur more cost because the builder has to somehow increase the height of the slab. In our case we had to raise ours by over 500mm - we had the option of bearers and joists / deep edge beam / retaining wall. We chose to import over a thousand tonne of clean fill and retain along the house pad. We then had to use piering (masses of it) to stabilise the slab. In our case it added over $30k from memory to the site costs. Some things are worth waiting for. Re: What does Finished Floor Level (FFL) means in Contour Pl 5Jul 23, 2010 3:25 pm kyton It will normally incur more cost because the builder has to somehow increase the height of the slab. In our case we had to raise ours by over 500mm - we had the option of bearers and joists / deep edge beam / retaining wall. We chose to import over a thousand tonne of clean fill and retain along the house pad. We then had to use piering (masses of it) to stabilise the slab. In our case it added over $30k from memory to the site costs. yeah, my gut feeling saying that there will be significant additional cost to the "site cost". thanks kyton & to_do_list. Re: What does Finished Floor Level (FFL) means in Contour Pl 6Jul 23, 2010 3:30 pm Finished floor level is dictated by the method of construction and type of slab which is dictated by your ground conditions. I'm sure there would also be a requirement to keep the damp course a set distance from the natural surface. It is also dictated by drainage requirements. Once you get above about a 1 in 25 year (from memory) rain event the stormwater pipes no longer can carry the water and the road is the "drain" carrying the water away. There's a minimum freeboard requirement between the FFL and what has been determined to be (again from memory) the 1 in 100 year flood event carried by the road. Individual council requirements and topography will introduce variations. So the FFL is an outcome of all those considerations and therefore non-negotiable unless you want to increase it for personal preference. mmm....donuts Homer Simpson 1956- Links: Site Costs Ready Reckoner | H1 Addiction Medical Advice | Château TDL: The Backyard Re: What does Finished Floor Level (FFL) means in Contour Pl 7Jul 23, 2010 4:07 pm Mike - that is why we had to increase our height. After the June 2007 floods that hit Newcastle we were then deemed as being in a 1 in 100 floodzone. Some things are worth waiting for. Re: What does Finished Floor Level (FFL) means in Contour Pl 8Jul 23, 2010 4:37 pm kyton Mike - that is why we had to increase our height. After the June 2007 floods that hit Newcastle we were then deemed as being in a 1 in 100 floodzone. Memory is not as bad as what I thought...been a while since I'd done any urban flood desgin... mmm....donuts Homer Simpson 1956- Links: Site Costs Ready Reckoner | H1 Addiction Medical Advice | Château TDL: The Backyard interesting situation what happened after builder issued final invoice? did you list as defect or not does the building surveyor have any responsibility? ie. issuing… 13 46961 I am looking to design an entry door to a lower ground basement that has 2200mm between the external entry height to FFL of the ground floor. This door will provide an… 0 11369 isn't a garage level with the rest of the house a given? pretty sure they 'came around' long time ago. if you have a flat block, the garage is usually level with the rest… 1 17525 |