Browse Forums Building A New House Re: Possible big problems :( 21Jul 05, 2013 1:39 pm Have you got any site plans with levels? Particularly indicating spot levels of the natural ground, contours, and proposed finished floor levels (FFL) of the slab itself? Completed a knock down and rebuild in northern Melbourne. Handover completed 27/09/2013 and now moved in. Re: Possible big problems :( 22Jul 05, 2013 1:43 pm No, we don't. Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 23Jul 05, 2013 1:46 pm Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 24Jul 05, 2013 1:58 pm I don't understand how you can build a house and have slab details without a contour survey of the block? It's the first thing needed for most builders as they have to establish an FFL (finished floor level). It's also needed to ensure driveways are not too steep, retaining requirements etc etc. In my opinion you need a contour survey (sometimes called a feature survey) of your block so accurate levels can be referenced. Re: Possible big problems :( 25Jul 05, 2013 2:04 pm Without levels you have no idea how high your slab is proposed to be above natural ground and neither does builder number two. I'd stop panicking and speak to your first builder and get their site plan that includes levels ( they'll have one, they just haven't given it to you). Completed a knock down and rebuild in northern Melbourne. Handover completed 27/09/2013 and now moved in. Re: Possible big problems :( 26Jul 05, 2013 2:09 pm No builder 1 does not have one either. Edit: I believe I asked him if we needed to organize one and he said no it should be fine. Edit 2: This is probably because the block looks flat from the front and I think he's only driven by, not actually had a proper look. Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 27Jul 05, 2013 2:28 pm Maybe the engineer has one? Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 28Jul 05, 2013 2:31 pm Re: Possible big problems :( 29Jul 05, 2013 2:37 pm Yeah I know what it is. We don't have one and neither does the builder. It is obviously very strange but the builder did not get one done and I asked if we should and he said no. Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 30Jul 05, 2013 2:40 pm That doesn't sound right. The engineer can't design without one and the builder certainly won't get a permit without one. Completed a knock down and rebuild in northern Melbourne. Handover completed 27/09/2013 and now moved in. Re: Possible big problems :( 31Jul 05, 2013 2:42 pm Well I assume that the engineers have one from the previously proposed build but I do not have a copy and builder one got the engineers plans from me, he didn't get anything directly from them. I will email him and ask but I'm very sure he never got one. Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 32Jul 05, 2013 2:44 pm I have not seen a house built without a site plan - even the flattest site needs a contour survey - and a soil test (often they go together). Don't despair but I think you need the site contours done so a decision can be made about retaining or cutting and filling to get the level building site - a one metre fall is not much. Nothing wrong with crying in frustration. Don't let any of the builders tell you "it will be okay" get it in writing what they plan to do. Re: Possible big problems :( 33Jul 05, 2013 2:46 pm Ok I just called the engineers and they're going to have a look for me and see if they have one. This is so frustrating! It seemed weird at the time that I didn't have to get one done but he seemed to think it wasn't important. Hopefully the engineer will have one and can send it to me and there won't be a problem. Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 34Jul 05, 2013 2:58 pm Well the engineers do not have a contour plan. I asked if they usually need levels and he said that yes they do and that they go to the site and take levels etc, which is exactly the part that was skipped this time and he said that usually the architect would have the contours and levels taken. We haven't had an architect. Just tried to call the architect that the old owners used and their office is closed until 14th July. It doesn't help when everyone takes holidays randomly in the middle of the year.... edit: that step was skipped because they had done them for the first proposed dwelling. Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 35Jul 05, 2013 3:04 pm Wait - The slab design you have - is that for your proposed house or for the previous house design? Completed a knock down and rebuild in northern Melbourne. Handover completed 27/09/2013 and now moved in. Re: Possible big problems :( 36Jul 05, 2013 3:08 pm For our house. Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 37Jul 05, 2013 3:12 pm We got to look at whole heap of stuff for our block at council. If there was a previous DA I imagine a contour survey would be there. They probably won't give you a copy but you would be able to see who prepared it and you could try to contact them direct for a copy. Might just be easier to get your own done but thought I'd share in case you don't want to wait for the architect. http://camdenbuild.blogspot.com.au/ by invite only please pm me Re: Possible big problems :( 38Jul 05, 2013 3:13 pm Ok. Then in that case I'd be steering clear. Any engineer designing a slab and edge beam depth with no site survey, no soil survey and no idea of natural ground height is only opening themselves up to litigation when structural faults occur down the track. Extremely unprofessional and downright d0dgy. Completed a knock down and rebuild in northern Melbourne. Handover completed 27/09/2013 and now moved in. Re: Possible big problems :( 39Jul 05, 2013 3:20 pm Robbie55- I don't think the previously proposed dwelling ever got as far as council. They got it architecturally designed, the footings planned and then they decided not to go through with it (they wanted it to be an investment property and their architecturally designed house was going to be much too expensive to build for the return they would get). So there isn't anything with council Bluesuede- I think they have a soil survey but not a contour survey and whatever measurements they took back when they did the first house but now I definitely agree they should never have done that. They should have started it fresh and done the work from scratch. Now I'm just not sure what to do about it. If the slab must be changed then do we have to reapply to council? Blog http://tobuildahomeimprobable.blogspot.com.au/ Settlement Apr Council Jul Contracts Dec Earthworks Dec Frames Jan Trusses Feb Roof Feb Windows Mar Re: Possible big problems :( 40Jul 05, 2013 3:32 pm Hi, Actually started to check your thread after we both posted on Bluesteel's thread regarding economical plumbing placements In my OB Planning stages, so watching out for " traps " etc. Builder 2 does seem the wiser choice, especially as he found the true fall. He may not yet have fully looked at the Engineering. 1: Keep that Northerly aspect and the great view. 2: Looking at Engineering on last post, check out Alternative Edge Beam B10 It appears that it allows for backfill of up to 640mm. If that's correct, and if I have got the right info from your earlier post, it might be then that you could do a 360mm cut at the front. So no need for retaining wall, BUT, your double doors at the back are now 640mm up in the air, so you need a deck, BUT, you are higher up and get a better view. Just saw your latest edge beam, but that's different to B10 option. B10 will be more for concreting, and deck, but gets over the issues to the neighbours wall. I would check with the Engineering mob, as it's ultimately on them. Depending on your Soil Test, what comes out of the Cut might be able to go in the Fill, compacted though. Not all Sites have Contour Surveys. I got mine done at Pegging time when buying, and knew it was a big slope, but 7 metres alternative via PM shortly. ps those random holidays until July 14 are most likely School Holidays You can wash over existing pavers with 10% solution of water and hydrochloric acid, then wash off. The acid will provide for required bond key with new concrete. 1 37003 0 10402 In Qld it is a requirement that a builder must have a cost breakdown, for building a home to the same specification, with the same inclusions and the same finish. So ask… 1 4376 |