Browse Forums Building A New House 1 Aug 20, 2008 5:29 pm Hi all, does anyone know what is 'S-type flashing' means? I got charged a few hundred bucks for this because the sales people told me that my garage will be too close to the boundary.
Currently my land/block width is 14m while the total width of the house itself is 12.8m. Is this fee necessary? Or am I get ripped off by them ?? I thought 1.2m will be more than enough for the space between garage and the boundary... Re: S-type flashing to garage?? 2Aug 20, 2008 8:58 pm The building to boundary distance varies between councils. Yours may be a greater distance if its an attached garage rather than a freestanding garage.
I'd ask exactly what the flashing is and where it relates to exactly. Re: S-type flashing to garage?? 3Aug 20, 2008 9:06 pm It usually means that they are running the garage gutter on top of the brickwork. They then run an 'S' flashing underneath the gutter and down the wall. It's pretty common now and more expensive to do hence the cost. I wouldn't do it unless you absolutely have to as it doesn't look at neat as having the standard eaves gutter. It should be drawn on your elevation drawings if they are up to that stage yet. Re: S-type flashing to garage?? 4Aug 20, 2008 10:47 pm Thanks Mozzie for the info..
mmhh... When I read the design guideline for my estate, there are no such thing mentioning about S-type flashing. In the estate covenant, it only says "side setbacks must be a minimum of 1.0m from at least one side boundary." Should I get back to them and asked them to delete this kind of thing? or at least negotiate about this... Also, I get charged for crossover protection, is this another compulsory fee too? Re: S-type flashing to garage?? 5Aug 21, 2008 12:18 am Heres an example of what I'm talking about (hope the owner of this phot doesn't mind):
Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Because the gutter is included as part of the structure you cannot build on a boundry and have the gutter protruding beyond it. So this solves the problem. The same thing applies when it comes to setbacks from the boundry. If you have a minmum setback of 1M and your house is 1.2M from the boundry then even taking into account 150mm for a gutter you should be okay. Just one thing to check is if your block is 14M and the house is 12.8M is the other side of the house right on the boundry? Because if they have allowed 200mm for a retaining wall or gutter on that side this might account for why you still need this style gutter. If not then you have a good case to argue and I don't see why the builder can't change it to a standard eaves gutter. As for cross over protection this is a normal added cost. If you ask me it's a bit of a wrought as my builder did absolutely nothing to protect the crossover anyway. It may be that if the builder charges everyone this cost then with the odd occurance that a crossover cracks they have covered themselves. It can defintely happen as a concrete mixer driving over the corner of a crossover can break it quite easily. You can be charged up to $500 for this 'protection'. Re: S-type flashing to garage?? 7Aug 26, 2008 2:20 pm if you need, check my blog...
you'll see a photo with the s-flashing for the garage on the boundary. I know this post is from a while ago, but the VBA has some good guidance on this. https://www.vba.vic.gov.au/__data/asset ... 5-Roof.pdf 2 10625 AFAIK, flashing is a minimum standard. Out of curiosity is your window glass stamped with AS requirements in any of the corners of each pane? Im almost certan if theyre… 2 6277 Building Standards; Getting It Right! There doesn't look to be any rebate in the slab to prevent water from scooting under the window. AS4654 is the Australian standard to look at/refer to. They have… 1 10148 |