Browse Forums Building A New House 1 Aug 08, 2015 12:01 am Hi everyone. Need your advice . We have reached frame stage of our double storey custom home. Our builder has requested progress payment as their building inspector has passed the frame stage. However our independent inspector has been to our house and noted multiple defects which have yet to be rectified- multiple walls out of plumb, wall junctions not nailed, and sections of upper floor out of level. Can we withhold progress payments if there is a dispute between surveyor and inspector? Re: Frame stage question 2Aug 08, 2015 7:31 am There is some advice here: http://www.anewhouse.com.au/2014/01/del ... -payments/ The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: Frame stage question 3Aug 08, 2015 9:02 am Thanks again B. Your advice always pops up when I need it. Only if you were in Adelaide, would I have commissioned an inspector (you)! Re: Frame stage question 5Aug 08, 2015 10:25 am Ginger8 Hi everyone. Need your advice . We have reached frame stage of our double storey custom home. Our builder has requested progress payment as their building inspector has passed the frame stage. What does your contract say? Ginger8 However our independent inspector has been to our house and noted multiple defects which have yet to be rectified- multiple walls out of plumb, wall junctions not nailed, and sections of upper floor out of level. Where was he when the walls were being built? To rock up and to now find fault with the wall frame, will create all sort of issues for you (read on). Ginger8 Can we withhold progress payments if there is a dispute between surveyor and inspector? the question that arises is how far out of plumb/level and what are the structural significances, the order of importance in making that decision (most -> least) is Structural Engineer-> Building surveyor-> building Inspector. Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Frame stage question 6Aug 08, 2015 11:09 am And thumbs and big toes up for StructuralBIMGuy. I have bricks overhanging 4cms off the slab. On a two storey! Yes where was my site supervisor these critical times. I won't be hiring an inspector but a structural engineer after a visit with Council inspector to tell our builder how to address. Re: Frame stage question 7Aug 08, 2015 11:56 am Hi Tomcat No one likes dealing with major problems like that and for that reason alone. I don't visit sites unless I have a full complement of tools & materials with me for what is to be a 1/2 hour inspection/certification visit often turns into a 2 hour on site re-calculated/design/fix... never had complaints although, few noses out of place. Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Frame stage question 8Aug 08, 2015 12:18 pm Thanks so much for taking the time to respond and very helpful comments so far. This is our first time building and we thought we had our eyes wide open already. We will post some photos when we get our report this arvo re: the defects that in our non-builder mind are really not satisfactory. Given recent news about I house building surveyors employed by builders passing projects that are not sound, we are on our toes. Re: Frame stage question 10Aug 08, 2015 12:26 pm StructuralBIMGuy Ginger8 Hi everyone. Need your advice . We have reached frame stage of our double storey custom home. Our builder has requested progress payment as their building inspector has passed the frame stage. What does your contract say? Frame stage complete when approved by building surveyor. Ginger8 However our independent inspector has been to our house and noted multiple defects which have yet to be rectified- multiple walls out of plumb, wall junctions not nailed, and sections of upper floor out of level. Where was he when the walls were being built? To rock up and to now find fault with the wall frame, will create all sort of issues for you (read on). This is his re-inspection. He has done one inspection one week ago and had asked that defects be rectified. Only about half were rectified. Ginger8 Can we withhold progress payments if there is a dispute between surveyor and inspector? the question that arises is how far out of plumb/level and what are the structural significances, the order of importance in making that decision (most -> least) is Structural Engineer-> Building surveyor-> building Inspector. Re: Frame stage question 11Aug 08, 2015 6:24 pm StructuralBIMGuy Hi Tomcat No one likes dealing with major problems like that and for that reason alone. I don't visit sites unless I have a full complement of tools & materials with me for what is to be a 1/2 hour inspection/certification visit often turns into a 2 hour on site re-calculated/design/fix... never had complaints although, few noses out of place. That's how you do it. A few peeps over here may need rhinoplasty. What state you in SBG? Think I saw WA somewhere. BTW good luck with your wall frame and floor levelling Ginger. They shouldn't be too hard to fix. Why not try Bashworth's advice (write to them telling to rectify with a reasonable timeline + $ 80%)? Re: Frame stage question 12Aug 08, 2015 11:47 pm Thanks for the sending some luck our way TomCat. Yes we will definitely be heeding Bashworth's advice. SructuralBIM guy: Just got our Inspector's report. 1st floor out of level 15mm over 2m. Worst out of plumb wall 18mm over 2m. In an attempt to raise the 1st floor level the framers had lifted horizontal timber beams off the ground floor steel posts and inserted small wooden blocks in between ie the timber beams are now not bolted directly to steel posts. Not too sure if I am allowed to post photos. Sorry still new to the forum. Oh and did i mention that they loaded all roof tiles before the frame was adequately braced and there were a few strong wind days. Now it seems that the overall frame is deviating possibly due to the racking forces. So worried. I don't know if it is too late to rectify. It feels like they need to rework the entire frame but I am sure they won't do that. Re: Frame stage question 13Aug 09, 2015 10:53 am Hi Ginger8 18mm for me is bordering unacceptable in a number of scenarios..you will need to post photos,details, more info required and it might well require a proper structural site inspection. What is your wind loading N1,N2 etc. The issue about sway/horizontal shear forces will need to be verified/check, and without proper calculations any report is worthless, should this matter go to the Building commission or courts. Engineer structural reports should also recommend/certify alternate fixes.. BTW,Building inspectors can only recommend compliance and here is the problem, builders are generally happy to call your bluff on non compliance issues as there are many buildings non compliant but safe and sound..it is a difficult & grey area.my2c Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs This is 100% true. You can not hang anything on steel frames. very frustrating 8 5329 Not unless you have managed to put it as a special condition into the contract somehow. 1 6150 The fastest thing a builder will do is bank your cheque, those systems work perfectly with lightning speed, everything else is slow burn. Just the way it is. 1 8702 |