Browse Forums Building A New House Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 21Aug 26, 2010 2:20 pm Hi TLM, Our rebate measurement is the same as yours 150mm wide x 172mm deep. If it concerns you, could you take some photo's to the building surveyor that is signing off on the house and ask if it's correct, if you know the email address send them an email expressing your concern with the photo's attached, this way if any problems do arise in the future (I hope not) because of the DPC then you have evidence that you expressed your concern to both the builder and building surveyor. This evidence could be used if you take them to VCAT or court for negligence etc. Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 22Aug 26, 2010 2:28 pm I'm so sorry to hear that paul.jason, i'm certainly feeling your pain. Have you moved into your house though, while your taking the matter to VCAT? Our inspector said that we are fine to move in (once the other little PCI defects are rectified) It's a horrible feeling and i'm sorry that you have to go through it too Thanks for your support Lex, it is greatly appreciated. It's been hard to find information on the actual standard, and I haven't been able to find any information on how a problems with the weep holes is recified either Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 23Aug 26, 2010 2:48 pm Polo Hi TLM, Our rebate measurement is the same as yours 150mm wide x 172mm deep. If it concerns you, could you take some photo's to the building surveyor that is signing off on the house and ask if it's correct, if you know the email address send them an email expressing your concern with the photo's attached, this way if any problems do arise in the future (I hope not) because of the DPC then you have evidence that you expressed your concern to both the builder and building surveyor. This evidence could be used if you take them to VCAT or court for negligence etc. Hi again Polo, I actually contacted the building surveyor two days ago, asking him to clarify how he found the dwelling to be acceptable when it is clearly in breech of the Building Code of Australia, and also forwarded the extract of the inspetion report, and also for his own records, a copy of the occupancy permit he issued. He read the email (thanks to being notified with an email reciept) but failed to reply and haven't heard from the builder either. I asked them to respond within three days in regards to the defects list, and haven't heard a word from them, so we are on tenderhooks at the moment. Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 24Aug 26, 2010 7:49 pm You're welcome TLM, it's a pitty that we have to talk about this in the first place. Agree - the actual standard does a great job in circling around and not really saying that / if the DPC is mandatory along all of the perimeter. I wonder if anyone knows? My signature is distracting people from my wise posts ... Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 25Aug 26, 2010 7:55 pm I know but the good news is, looks like we'll be moving in next weekend, so that's a cartwheel moment Do you know if the ruling on the weephole is an actual standard or is it just a guideline? That's what I think they'll argue, from what I gather, they are saying that it isn't set in stone and there is flexibiliy with them. It's just hard to gather the information we need, and i'm sick to death of Googling for hours and not getting anywhere. Our inspector did say it's not totally uncommon, but hasn't seen many builds where it has happened. All this trouble for something purely cosmetic. Something about where the fill is placed as well, it needs to be a certain height below the weep holes? And they don't like to have the bottom of the slab to be seen? Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 26Aug 27, 2010 9:03 am Congratulations on the exciting news, TLM!!! I like your new signature, the colours go so well with your avatar too If you get a chance, you can have a look at the standards online from your local library. I think it's covered in "Australian Standard AS 3700 - Masonry structures". Also perhaps "AS/NZS 2904 Damp-proof courses and flashings". I just re-checked the Stds & Tol's Guide and weep holes are only mentioned once I did find on the web this: "Part 3.3.4.5 Damp-proof courses-installation of the BCA requires that ‘damp-proof courses must be located in accordance with Figure 3.3.4.1 to form a continuous damp-proofing barrier around the building’ (see sketch)." Also found this (clause 3.3.4.5, figure 3.3.4.4): http://www.nirimbatafe.com/subjects/Resources/4010A/BCA_2009/bca_archive/BCA96Amdts/vol2a7a.pdf and this, but haven't read it: http://www.woodworkforums.com/f81/trying-find-some-specifications-dpc-65784/index3.html Everything points out that "some builders are not complying with BCA in regards to DPCs" ... and that there are actual rules. Another thing you could try is to call the Dept of Planning / BCA Board (BCA Development Australian Building Codes Board). You could even email them with a short description of your problem, to sus out what is the actual rule and if there is any point in pursuing this further. My signature is distracting people from my wise posts ... Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 27Aug 27, 2010 2:13 pm Thank you, Thank you, Thank Yooooooooooooou so much Lex. Your such a honey for finding those One of the sites you found, lead me to a site called, BrikiWiki and it's the first simple explaination of how the weep holes function so far. The terms most of the guidelines are in, I have to Google the defination of every second word. Weep holes Weep holes are nothing more than perpends/perps that are clear of mortar. The purpose of weep holes is to allow any moisture that has entered a cavity to escape with the help of the cavity flashing. flashing The weep holes are put on top of the cavity flashing. Weep holes aren't necessary in a solid brick construction that has no cavity as it will serve no purpose, the moisture will just travel from the outside of the building to the inside through the bricks anyway. Spacings Weep holes should be put no further apart than 1200mm (5 bricks), I generally put them 710mm (3 bricks) on top of the first course flashing on top of a concrete rebate (see picture below), and above all windows that will be directly exposed to the weather. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Contributors to this page: brickie . Page last modified on Sunday 15 of August, 2010 08:18:19 EST by brickie. So am I right in saying that the weep holes sit inline with where the plastic meets, so that any moisture or water will flow straight out? Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 28Aug 27, 2010 3:28 pm That picture shows what we DON'T have above our windows....no DPC (Damp Proof Course)/Flashing - which should've been in there in the first place. It makes more sense with a photo, and the explanation that it needs to above windows exposed to the elements ! Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 29Aug 27, 2010 3:40 pm paul.jason That picture shows what we DON'T have above our windows....no DPC (Damp Proof Course)/Flashing - which should've been in there in the first place. It makes more sense with a photo, and the explanation that it needs to above windows exposed to the elements ! I couldn't really visualise it without the photos too. The page is here paul.jason if you want to have a look http://www.brickwork.net.au/cms/tikiwiki-4.3/Flashing Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ It shows what you should have above your windows. Our build is now on hold and we can't move in, due to the problem being found after our certificate of occupancy was issued. They need to survey our property again, even thought hey surveyer passed the property only weeks ago. If it passes, then we can move in, if i doesn't , all of our brickwork will need to be pulled down. Has your builder or inspector explained how they will fix your problem? Can you PM me who your inspector was Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 30Aug 27, 2010 5:04 pm TLM, I've replied to you via PM, but for the general public: We've had our COO issued and final invoice sent off to the bank. Our inspector and theirs were due to meet today to nut out the weephole issue (the only real thing, everything else was cosmetic) before it goes to VCAT, which we're hoping it won't at all. The builder offered to drill in weepholes, but that doesn't solve a moisture issue without DPC. Now everywhere we go around estates, I notice weepholes - everywhere !!!!!!!!!!!!!!!!! Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 31Aug 27, 2010 7:16 pm Thank you for thanking me - I try to make myself useful ... if I can The Little Misses .... So am I right in saying that the weep holes sit inline with where the plastic meets, so that any moisture or water will flow straight out? Well things are really changing even your pretty signature is gone ... and replaced with an "unusual" one ... Anyway, yes, weep holes are just vertical holes (voids) in between 2 bricks - they simply omit the mortar. AND, all weep holes must sit and be backed by the plastic flashing (aka DPC), exactly like on BrickieWikie pics (yeah, I remeber that one, it was undergoing a revamp while I was needing it, great site! ). The main point is that weep holes and DPC flashing MUST accompany each others, in fact they are also known as "weep holes and DPC flashing system". This means that only a complete system is effective in protecting against water, not one or the other component on its own. Any water that enters the building slides down the DPC flashing (away from timber frames) and out of the weep hole. You could also say that DPC flashing is like a "floor" at the bottom of weep holes (this "floor" is clearly visible when you look closer at a weep hole). This all means that if they simply drill some weep holes where there is no flashing, the weep hole will only act to allow some air into the cavity - because there is no flashing at the bottom of it, its effectiveness is very much reduced, probably negligible. I'd run this by your inspector and get him to tell you how big this issue is and what are the possible ways for fixing it. Same for Jason's missing holes above windows ... I think the fixing might be easier in this case. So who discovered the survey mistake!? Geez ... Sorry to hear about that! My signature is distracting people from my wise posts ... Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 32Aug 27, 2010 7:41 pm Lex Well things are really changing even your pretty signature is gone ... and replaced with an "unusual" one ... They have taken back the handover date, and now the house will sit idle until their surveyer re - inspects the house. They had bloody reimburse me for all the tissues i've gone through during this build. I really feel for Paul and Jason, it really is heartbreaking to have your dream in someone elses hands, and basically on tenderhooks until someone makes the decision for you. Basically the two options for us are, the surveyer passes the house (which he passed in the first place, BEFORE our inspection, and by law, they now need to seek another occupancy permit apparantly) and if the house fails, then all the brickwork needs to be taken down. They were the only two scenarios that were put to us from the builder. Our bank wont issue the final payement until we have the occupancy certificate, and from then it's a two week wait our new lending manager has said. And here is me thinking i'll be in the new house to watch my pies win the flag this year Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 33Aug 27, 2010 7:51 pm Geesh TLM, I feel so sad for you Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 34Aug 27, 2010 7:56 pm Gosh TLM... can't believe this has happened to you! I hope everything works out and keep us updated please! BIG HUGS to YOU! and I was looking forward to bumping into you at Boral! Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 35Aug 27, 2010 8:05 pm thirsty Geesh TLM, I feel so sad for you flagstaffIV Gosh TLM... can't believe this has happened to you! I hope everything works out and keep us updated please! BIG HUGS to YOU! and I was looking forward to bumping into you at Boral! Thanks Thirsty & Flaggy, I really appreciate the support To say i'm heartbroken is an understatement. All I wanted is for us to move into our new home and start trying for a baby in the next few months, but It feels like we're almost caught in the middle of a vendetta between both parties and our house is suffering because of it. Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 36Aug 27, 2010 8:16 pm Awwwwwwwww TLM you have made me all teary Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 37Aug 27, 2010 8:36 pm flagstaffIV Awwwwwwwww TLM you have made me all teary Don't cry, then i'll start crying again and I really must invest in waterproof mascara. No one enjoys panda eyes Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 38Aug 27, 2010 8:51 pm I'm sorry!! I just think is sooooooo lovely what you have said... Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 39Aug 27, 2010 8:52 pm Hi Guys, just a quick question. When i get a inspector to check the house, am i allowed to go in with him? Thanks Re: PCI Today - Inspector Finds Major Problem, SS Disagrees 40Aug 27, 2010 8:54 pm flagstaffIV I'm sorry!! I just think is sooooooo lovely what you have said... Aww, your so lovely Flaggy. Your support means alot to me. Do you have any kids I can have on loan in the meantime? I'm all clucky Dear J.K. Rowling, Your books are entirely unrealistic. I mean, a ginger kid with two friends? Sincerely, Anonymous I would send it to the certifier who is technically your representative and working on your behalf not the builder's 1 2254 Yes, I have. But, I haven't paid yet. They know they did not do proper jobs and I sent the email re: final payment, I cannot pay. They said, we will do 2nd PCI. Since… 2 5486 We hired Darbecca to do every stage inspection, and I strongly recommend them to anyone that asks me. They were amazing. Thorough reports with photos at every stage,… 6 7103 |