Browse Forums Building A New House Re: Canberra custom KDR 41Feb 05, 2018 9:01 pm With the batts finished on Friday, the house has a very different look and feel. For the first time we couldn't see through the walls, and could start to get a much better feel for the space. All the interior walls (except for wardrobes and stub walls) have R2.5 acoustic batts, and the exterior walls all use R2.7 thermal batts (the gold batts in the photos) - the dark colour of the acoustic batts gave the house a much darker look and made it look a bit gloomy, but that's only temporary. As to the effectiveness of the acoustic batts - it was quite something to go through the house. In the main open-plan area there has always been a bit of an echo up to now - now, nothing. And I mean nothing - all sound was totally absorbed with no echo. The ambient external noises - distant road sound, the area's significant birdlife - were muffled to the point where it was almost totally quiet inside. It's very hard to describe the absence of noise, but if you ever experience it, you'll notice it immediately - and that's what we experienced. We had difficulty hearing each other when trying to call out from the other side of walls. It'll make for a nice quiet house, and we're definitely happy with the result. The plasterboard had also arrived on site, ready for sheeting to start on Monday. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Canberra custom KDR 42Feb 06, 2018 6:38 pm Your house is progressing so quickly! The insulation does seem to suck up the light, doesn't it? You give a very good description of what I have called "hearing the silence" - glad that your new home will be a quiet place. And those windows look very familiar! Variegated Re: Canberra custom KDR 43Feb 08, 2018 8:15 am algernon With the batts finished on Friday, the house has a very different look and feel. For the first time we couldn't see through the walls, and could start to get a much better feel for the space. All the interior walls (except for wardrobes and stub walls) have R2.5 acoustic batts, and the exterior walls all use R2.7 thermal batts (the gold batts in the photos) - the dark colour of the acoustic batts gave the house a much darker look and made it look a bit gloomy, but that's only temporary. As to the effectiveness of the acoustic batts - it was quite something to go through the house. In the main open-plan area there has always been a bit of an echo up to now - now, nothing. And I mean nothing - all sound was totally absorbed with no echo. The ambient external noises - distant road sound, the area's significant birdlife - were muffled to the point where it was almost totally quiet inside. It's very hard to describe the absence of noise, but if you ever experience it, you'll notice it immediately - and that's what we experienced. We had difficulty hearing each other when trying to call out from the other side of walls. It'll make for a nice quiet house, and we're definitely happy with the result. The plasterboard had also arrived on site, ready for sheeting to start on Monday. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Canberra custom KDR 44Feb 08, 2018 3:55 pm Variegated And those windows look very familiar! Yes, very similar to yours - double-glazed German-designed tilt-and-turn uPVC windows (and laundry and and kitchen back doors, although just side hinged). Low-e glazing on all non-North facing windows, and laminated glass all around the ground floor for extra security. Should allow plenty of natural light and opportunities for cross-ventilation, while still being very energy-efficient. Re: Canberra custom KDR 45Feb 08, 2018 4:13 pm Searching4 knowledge Hi Algernon, I've been watch and enjoying your build. Would you be able to enlighten me on how the reveals for the windows are going to be done? Will they be architrave free? I've looked at "Ezy reveals" which use steel. Thanks, Bruce Hi Bruce, glad you've been enjoying the build! The window reveals are all square-set, with no architraves. Partially for the clean look, partially for not having a dust-collecting architrave, and partially for the extra air-tightness and energy efficiency (the way that cornices and architraves are usually done in Australia leads to a surprising amount of air leakage - again it seems to be an Australian thing, e.g. in the US corners are generally properly butted and sealed even if they're going to be concealed). Naturally, we're also going with square-set ceilings. We considered doing this for the doors as well but decided against it, basically due to having kids and wanting the extra damage-resistance that architraves on doorways provide (and doorway architraves, being internal penetrations, are generally much less of a concern for air leakage). I'm not sure if they're actual Ezy Reveals, but if not, they're something that looks very similar. I'll see if I can get some photos later. Re: Canberra custom KDR 46Feb 08, 2018 6:30 pm algernon Searching4 knowledge Hi Algernon, I've been watch and enjoying your build. Would you be able to enlighten me on how the reveals for the windows are going to be done? Will they be architrave free? I've looked at "Ezy reveals" which use steel. Thanks, Bruce Hi Bruce, glad you've been enjoying the build! The window reveals are all square-set, with no architraves. Partially for the clean look, partially for not having a dust-collecting architrave, and partially for the extra air-tightness and energy efficiency (the way that cornices and architraves are usually done in Australia leads to a surprising amount of air leakage - again it seems to be an Australian thing, e.g. in the US corners are generally properly butted and sealed even if they're going to be concealed). Naturally, we're also going with square-set ceilings. We considered doing this for the doors as well but decided against it, basically due to having kids and wanting the extra damage-resistance that architraves on doorways provide (and doorway architraves, being internal penetrations, are generally much less of a concern for air leakage). I'm not sure if they're actual Ezy Reveals, but if not, they're something that looks very similar. I'll see if I can get some photos later. Re: Canberra custom KDR 47Feb 11, 2018 11:03 am Searching4 knowledge Thanks for that, I would be very interested in the photos. We're about to do an owner build (just received our CC). With the doors, I wondered if you would get cracking at the joint from slamming doors, expansion and contraction. That said, I also like the clean look. Yes, those practical worries were why we went with the architraves on the doors. I sometimes still wonder if that's the correct decision - but too late to change now! When I looked into it, the plasterers aren't using Ezyjamb, but a more conventional square-setting method. It's something more similar to (if not exactly) Rondo Exangle plaster beads, the same type of beading used for the cornices and wall, like this: Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Here's how a window reveal looks in-situ with plaster over (this one obviously needing a bit more finishing up, but it makes for a good illustrative photo): Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Canberra custom KDR 48Feb 12, 2018 9:32 am algernon Searching4 knowledge Thanks for that, I would be very interested in the photos. We're about to do an owner build (just received our CC). With the doors, I wondered if you would get cracking at the joint from slamming doors, expansion and contraction. That said, I also like the clean look. Yes, those practical worries were why we went with the architraves on the doors. I sometimes still wonder if that's the correct decision - but too late to change now! When I looked into it, the plasterers aren't using Ezyjamb, but a more conventional square-setting method. It's something more similar to (if not exactly) Rondo Exangle plaster beads, the same type of beading used for the cornices and wall, like this: Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Here's how a window reveal looks in-situ with plaster over (this one obviously needing a bit more finishing up, but it makes for a good illustrative photo): Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Canberra custom KDR 49Feb 14, 2018 9:11 pm So, catching up a bit here; sheeting was done last week. Once again, it's given quite a different look and feel to the interior - much lighter than the bare insulation, and definitely starting to look more and more like a house. The complete 'sound of silence' that we had with the bare insulation has now been mitigated with the slight echoing from the sheeting - it now sounds much more 'normal' inside, while still blocking most sound transfer from other rooms/outside. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Canberra custom KDR 50Feb 14, 2018 10:12 pm algernon So, catching up a bit here; sheeting was done last week. Once again, it's given quite a different look and feel to the interior - much lighter than the bare insulation, and definitely starting to look more and more like a house. The complete 'sound of silence' that we had with the bare insulation has now been mitigated with the slight echoing from the sheeting - it now sounds much more 'normal' inside, while still blocking most sound transfer from other rooms/outside. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Canberra custom KDR 51Feb 16, 2018 12:04 pm Things are definitely coming along now - the downstairs joinery started going in on Wednesday, most notably the kitchen. Waterproofing starts next week, then there's two weeks for tiling, and then painting. The stairs will go in after painting and once the tiler is done, to minimise any potential damage to the staircase by trades and to avoid time-consuming paint edging - it's a blackbutt timber staircase with cut stringers. The upper floor is currently accessed by a ladder and a small amount of scaffolding set up in the stairwell, and large and heavy loads (such as the big window frames and the plasterboard) were craned through the upstairs living room window before it was finally fitted. The builder has given us an indicative handover timing of around late April, which is three months ahead of the original contract schedule (and four months ahead of the revised schedule taking into account the weather delays that occurred early in the build). I don't think it's really sunk in yet - we're still very much in 'building mode' and it still seems like handover is a long way away. 'Pleased with progress' probably describes us better than 'excited' at this stage - but I'm sure that'll change soon. Re: Canberra custom KDR 52Feb 16, 2018 1:38 pm I appreciate the attention to detail in your build you have there. I thought I was going overboard with my planning and preparation for my build. I have opted for the square set roof and just noticed that you have opted for a square set style for your windows - no frames. What did you specify to the build to have this done? It will complement your roof with a really nice clean look and feel. Cheers All progress pics are in the first post - https://forum.homeone.com.au/viewtopic.php?f=31&t=89917&p=1761154#p1761154 Re: Canberra custom KDR 53Feb 18, 2018 9:58 pm BrentandAllison I appreciate the attention to detail in your build you have there. I thought I was going overboard with my planning and preparation for my build. I have opted for the square set roof and just noticed that you have opted for a square set style for your windows - no frames. What did you specify to the build to have this done? It will complement your roof with a really nice clean look and feel. Cheers Thanks! For the windows, we just specified "square-set windows (without architraves)". We're quite happy with the way it's looking, and we're glad that we made the choice (apart from the looks, there are also advantages for energy efficiency through better airtightness). We really tried to sort out as much detail as possible before the build - designing and revision basically took a year and a half before the contract was signed, including a lot of consultation and research (including a lot here on H1). Even after the build started, all the preparation and research has come in very handy when the inevitable issues that hadn't been foreseen cropped up during the build - because we'd looked at options and alternatives to most things already, and had established our priorities and key concepts, we were able to make quick and decisive decisions on the spot when needed. Re: Canberra custom KDR 54Feb 18, 2018 10:13 pm Some joinery pics: In the entryway is a low bench, for sitting on while taking shoes on/off. There's a couple of drawers (sized to fit most of our shoes) and a space for taller items (such as boots): Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Then, just inside the entryway, is our 'landing area'. This is designed to be the area that you inevitably ending up dropping things on when you come in (e.g. mail, documents, etc.), and will host a couple of document trays and other items to help manage that. The cupboard space isdesigned to for kids to put their school bags in (handy for coming in and out, while being nicely out-of-sight). and we'll have a whiteboard above (for notes, lists, schedules etc.): Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ And finally, the kitchen, designed to our specific requirements and specifically for having two people being active in the kitchen at once: Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ The woodgrain is Tasmanian Oak (also known as Victorian Ash), selected with the help of an interior designer. In person, the woodgrain on the island facing doesn't look that much different from the wall cabinets - lighting and photography limitations are making it look a lot lighter in these photos. Re: Canberra custom KDR 55Feb 18, 2018 10:19 pm Also, another lesson learnt: The GPO (power point) for the fridge - we wanted it in a cupboard next to the fridge instead of behind the fridge (a tip pick up from these forums - so you don't have to move the fridge to access the GPO). However, when we redid the kitchen plan we ended up having drawers there instead, but forgot about the GPO. The electrician installed the GPO behind bench height, and we've just discovered we won't be able to access it behind the drawers. So now the GPO needs to be moved to the upper cupboard instead (and of course we're now post-sheeting - fortunately it's still in the same vertical line so hopefully not too difficult): Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Moral: remember to cross-check and verify GPO location specifications when designing (or altering designs for) kitchen joinery. Re: Canberra custom KDR 56Feb 19, 2018 11:04 am algernon Some joinery pics: In the entryway is a low bench, for sitting on while taking shoes on/off. There's a couple of drawers (sized to fit most of our shoes) and a space for taller items (such as boots): Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Then, just inside the entryway, is our 'landing area'. This is designed to be the area that you inevitably ending up dropping things on when you come in (e.g. mail, documents, etc.), and will host a couple of document trays and other items to help manage that. The cupboard space isdesigned to for kids to put their school bags in (handy for coming in and out, while being nicely out-of-sight). and we'll have a whiteboard above (for notes, lists, schedules etc.): Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ And finally, the kitchen, designed to our specific requirements and specifically for having two people being active in the kitchen at once: Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ The woodgrain is Tasmanian Oak (also known as Victorian Ash), selected with the help of an interior designer. In person, the woodgrain on the island facing doesn't look that much different from the wall cabinets - lighting and photography limitations are making it look a lot lighter in these photos. Re: Canberra custom KDR 58Feb 22, 2018 11:11 am Regarding the square set windows - did you have to pay extra for them to be done that way as I assume there is more prep and finishing work to be done. Also - are you doing your internal doors square set? All progress pics are in the first post - https://forum.homeone.com.au/viewtopic.php?f=31&t=89917&p=1761154#p1761154 Re: Canberra custom KDR 59Feb 23, 2018 4:53 pm angi.f The builder is David Ryan as David Reid Homes ACT (David Reid Homes is a franchise operation, smaller builders getting together to access group buying power, and not a large single company). I can recommend him to anyone interested in building in the Canberra region. I've mentioned earlier in the thread about the build quality being verified by our independent inspector, you can see from this thread about the pace of the build, and he's very transparent on pricing. He also creates custom designs (although this one is our own design). Re: Canberra custom KDR 60Feb 23, 2018 5:05 pm BrentandAllison Regarding the square set windows - did you have to pay extra for them to be done that way as I assume there is more prep and finishing work to be done. Also - are you doing your internal doors square set? Yes, square-set windows will cost a little more, as the sheeting needs to be done more precisely and to a higher standard than when using architraves - the same as having square-set ceilings instead of cornices (and pretty much exactly the same techniques apply in both cases, the only difference is finishing off an inside corner for ceilings and an outside corner for windows). The higher standard of sheeting required was actually one of the factors in us choosing to go that way. I don't have a specific difference that I can quote, though, because we wanted square-set from the outset and didn't get specific quotes for the architrave option, but my understanding is that the difference shouldn't be significant in the whole context (especially as square-setting is becoming more common). Our internal doors are being done with architraves - we did consider square setting those as well, but durability was a concern, especially with two kids. Doorways in general are exposed to a lot more wear-and-tear than windows, and architraves are better at standing up to all the inevitable impacts; potential cracking caused by slamming doors was also a concern. That being said, I still sometimes have second thoughts - square-set does look nicer, and we don't know for certain if square-set doorways would really be that easily damaged in practice. 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