Oakford homes-Adelaide SA-BRICKED

boosta · Aug 04, 2014 3:44 pm

Hi everyone

Just a quick intro, this is my second build (though first for a knockdown rebuilt) having built 7 years ago but decided to go with Oakford homes with my custom plan. With a family of four, I am very interested in energy efficiency, slab heave prevention due to reactive soil in my particular suburb.

I have been documenting my progress since inception and posted most details in my blog (signature below), will try update as much as possible.

I have taken onboard advice from some of the members and arranged for a soil moisture test for my block. Soil samples were collected from where the new house will be built the result / feedback from the Geotech engineer (if I interpreted everything correctly) - the optimum moisture content for clay should be 15 to 25 so it is slightly over optimum. For BH2, it ranged from 23.2 to 30.8, but overall the moisture content across the block is fairly consistent. He also mentioned that the fill was actually 300mm and not 550mm as per the original soil test. He suggested “getting compaction done and recertified” and that could reduce my footings cost though I am happy to stick with my 900mm deep footings.

I have also decided to get the builder to do the stormwater (even though it costs twice as much) but in the long run, I think it is a better move. We should commence earthworks at the end of this month.

http://i24.photobucket.com/albums/c18/boostaoakford/boostaoakfordp-plan.jpg

Cheers!

Shambini · Aug 04, 2014 9:07 pm

Great work, looking forward to seeing the progress

SaveH2O · Aug 05, 2014 12:26 am

boosta

I have taken onboard advice from some of the members and arranged for a soil moisture test for my block. Soil samples were collected from where the new house will be built the result / feedback from the Geotech engineer (if I interpreted everything correctly) - the optimum moisture content for clay should be 15 to 25 so it is slightly over optimum. For BH2, it ranged from 23.2 to 30.8, but overall the moisture content across the block is fairly consistent.

The above is very interesting and your post is the first I have seen that mentions having this done. Many thousands of houses across Australia have documented post drought slab heave and many of those were built during the drought on dry reactive soil.

The Adelaide metro area was also the area of Australia that had the highest percentage of houses with cracking during the drought.

Given that you are doing a KDR in Adelaide on reactive soil, you have acted wisely.

boosta

He also mentioned that the fill was actually 300mm and not 550mm as per the original soil test.

Interesting! Any thoughts on this?

boosta

I have also decided to get the builder to do the stormwater (even though it costs twice as much) but in the long run, I think it is a better move. We should commence earthworks at the end of this month.

Do you mean stormwater or site drainage? If the builder arranges for site drainage, that makes him responsible for future failures.

Many industry 'professionals' are not versant of the updated requirements of AS2870 that deal with slabs on reactive soils. In particular, the mandates for pipe trench slope, trench plugs and flexible pipe fittings. Again, other areas of common non compliance. Have a talk with the SS and make him aware that you are versant with the regs.

AS2200 mandates maximum flow rates through drainage pipes and is another area of common non compliance but the regulations are also erroneous. The post below identifies those issues.

viewtopic.php?p=1145148#p1145148

LATE EDIT: There is a loophole when AS2870 is only referenced under construction in a contract (the slab is construction) in that the use of flexible joints etc comes under plumbing. This information was given to me by the VBA.

boosta · Aug 05, 2014 11:09 am

SaveH20

boosta

He also mentioned that the fill was actually 300mm and not 550mm as per the original soil test.

Interesting! Any thoughts on this?

No idea - could it be something the demolition guys did? - demo quote states The site will be re-mediated to natural ground level and sieved with the excavator? When the original soil test was done, the old house was still there so the 3 bore holes were dug around the house. The soil report states: The soils on this site consisted of at least 550mm of fill overlying highly reactive clay horizons to the extent of testing. .

The geotechnician was on deck last week to collect the soil samples and the technician who was drilling for the soil samples also commented 300mm fill.

SaveH20

boosta

I have also decided to get the builder to do the stormwater (even though it costs twice as much) but in the long run, I think it is a better move. We should commence earthworks at the end of this month.

Do you mean stormwater or site drainage? If the builder arranges for site drainage, that makes him responsible for future failures.

Many industry 'professionals' are not versant of the updated requirements of AS2870 that deal with slabs on reactive soils. In particular, the mandates for pipe trench slope, trench plugs and flexible pipe fittings. Again, other areas of common non compliance. Have a talk with the SS and make him aware that you are versant with the regs.

AS2200 mandates maximum flow rates through drainage pipes and is another area of common non compliance but the regulations are also erroneous. The post below identifies those issues.

viewtopic.php?p=1145148#p1145148

I thought site drainage and stormwater is the same, ha! It is site drainage. Builder's quote states: 3. Supply and lay stormwater disposal system as per engineers site drainage plan including provision for future rainwater tank.
Owner to arrange supply, installation and connection of rainwater tank This will include flexible connections etc.

boosta · Aug 05, 2014 11:14 am

Just received the quote from a concreting company to do the perimeter / driveway / carport / rainwater tank - the specs are better (colour concrete and stained withs lots of control joints and using SL82 mesh).

Total - $10.2k (exc excavation) vs builders - $12.5k (not coloured, natural concrete only, will have to request again on price for extra control joints and upgrades to SL82 mesh)

SaveH2O · Aug 05, 2014 1:20 pm

boosta

I thought site drainage and stormwater is the same, ha! It is site drainage. Builder's quote states: [i]3. Supply and lay stormwater disposal system as per engineers site drainage plan including provision for future rainwater tank.

This is where many people with slab heave issues are now having legal problems. If new homeowners have the site drainage arranged themselves through outside contractors, then future slab heave damage can be attributed to the drainage if it was not done to the engineer's specifications. To further complicate the situation, many concreters are not registered and some also do the plumbing work!

It is good to see homework being done in this very important area.

boosta · Sep 19, 2014 11:12 am

Went to site yesterday morning and saw the frames.

http://i24.photobucket.com/albums/c18/boostaoakford/framed-sep14.jpg

boosta · Oct 07, 2014 10:19 am

Roof and windows up, now waiting for bricklayer to rock up.

Will need concrete plinths and hopefully to reuse most of the good neighbour fence now that we are a lot "higher" - didn't forecast this cost, ouch!

http://i24.photobucket.com/albums/c18/boostaoakford/1w84brickies.jpg

http://i24.photobucket.com/albums/c18/boostaoakford/1anticon.jpg

http://i24.photobucket.com/albums/c18/boostaoakford/1framed-truss.jpg

http://i24.photobucket.com/albums/c18/boostaoakford/1concreteplinthneeded.jpg

boosta · Oct 24, 2014 10:24 am

Snapped a photo yesterday evening, brickwork should be completed today. Electrician onsite for wiring.

FairmontSAcustom · Oct 24, 2014 1:46 pm

Looking good.

boosta · Oct 24, 2014 4:25 pm

FairmontSAcustom

Looking good.

Thanks!

FairmontSAcustom · Oct 24, 2014 4:32 pm

Are you building in brompton by any chance?

boosta · Oct 24, 2014 5:02 pm

FairmontSAcustom

Are you building in brompton by any chance?

Building at Parkside.

boosta · Oct 24, 2014 5:06 pm

Hi all

I got some questions in relation to the discussion with some of the concrete tradies.

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Which is better if it matters from driveway, carport, patio and perimeter?
Thicker concrete (100mm or 110mm) or stronger mesh (SL72 or SL82)

Has anyone done an exposed aggregate for driveway, carport and front perimeter but used coloured concrete for the rest of the house?

Is there a huge difference between coloured and natural grey concrete? $? Sealing?

Cheers!

FairmontSAcustom · Oct 24, 2014 10:47 pm

Parkside is lovely. There is a similar house to yours being built by Oakford in brompton

boosta · Oct 30, 2014 9:41 am

Didn't see the finished brickwork till yesterday, quite happy with the look of the house though from far, you can't see the patterns on the cream bricks clearly, below is a close up of the Littlehamption Hampton Blocks, an alternative to the PGH Santorini block at our current house.

http://i24.photobucket.com/albums/c18/boostaoakford/IMG_20141018_092848.jpg

boosta · Nov 28, 2014 11:29 am

Been awhile, was happy to see this through the dirty sliding door yesterday:

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boosta · Jan 16, 2015 9:42 am

Some updates, met building supervisor yesterday to discuss the splashback issue for the fixed highlight window for kitchen stove. Follow up meeting with him next week again with splashback installer. Handover will be by end of Feb.

It was cloudy yesterday but already noted some areas of the house (passageway and vanity) will require skylights. I already have Solatube skylight in current house, they are great but expensive, thinking of using the Solaro Day skylight emulator instead.

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TomCat · Mar 09, 2015 7:30 pm

Looking good Boosta

love your Rylock windows!

boosta · Mar 16, 2015 12:02 pm

TomCat

Looking good Boosta

love your Rylock windows!

We have been busy unpacking over the weekend so no pics yet. Things still to be done but organised - screen doors, built-in robes, carport, fencing and concreting to be down over the next few weeks. Still debating on a/c but prob individual splits. A bit of a mess as I still don't have a shed and things are in the laundry or my study.

Tiling (done, wasn't going but chose it again) and bamboo flooring done, installed the roller blinds and honeycomb blinds that I ordered from overseas, 5.0kw solar system installed.