Browse Forums Building A New House 1 Oct 30, 2018 9:39 pm So not much info out there on builds by Hallbury so I wanted to document our time and build. We are currently building with Hallbury, a revised Vogue scheme floorplan with adjusted floor plans for a split level (left to right) and an additional bedroom plus minor tweeks. Hallbury were one of the few project builders that would alter the existing design of their plans to suit our block! A big plus. The planning (floorplan) stage was great, all done in conjunction with their team. Responsive and super helpful throughout. However the next part was soul draining. Trying to set up the minor details, doing the colours etc took many days of back and forward. There wasn't much transparency with pricing and in the end there were specific things we left our just cause it was too hard to organise. We ran over budget but our original designer stepped in to help us cut out 60k worth of 'additions'. The contract phase had to be the hardest part but we are happy we have stuck through it all now. Moving on post contract signing. We have had a few post contract variations, all due to drafting oversights etc. However we seem to be on track now. I've been assigned a super quick and thorough site supervisor and slab has been set and due to pour tomorrow. Independent inspectors have checked and found few errors and those that were present were rectified immediately. Looking good so far. Moving on to Frame stage now. Fingers crossed all continues well! Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: New build with Hallbury homes 2Nov 06, 2018 9:34 am Slow this week has been a bit slower. Public holiday in Melbourne and downpours have slowed progress. Nether the less, the slab is complete and allows us to get a better idea of space around the house. Will need to organise some extra retaining walls post build though as it looks like they only did minimal to pass code I assume. With all building I think it's important to plan out things. So we been out light shopping. Think we have sussed out a light pendant for the dining room and powder. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: New build with Hallbury homes 3Dec 05, 2018 11:28 pm Been a few weeks since last update and lots have happened. Have had our slab poured and frames erected! Private inspectors have been on site and popped through some items that needed rectifying. Slab stuff was only minor and rectified on the day. The frame came back with a hefty 15 issues. 3 or so of which are slightly more complex. The harder fixes will be getting the steel plumb as it isn't 100% straight and also leveling the floor as there are hills and valleys which also affect the 2nd storey frame. Have sent it all through to the builders so let's see if they play ball. Also had a water leak for a month or so which hasn't been fixed. So that's a bit annoying. Further our contract will need another variation as our custom stairs weren't detailed properly so need to be priced again. Thank god the buildjnf supervisor caught on to it early before we ordered. So far Hallbury have been good in fixing problems and being responsive. Fingers crossed it continues. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: New build with Hallbury homes 5Dec 08, 2018 10:04 pm Didn't get a colour board. But from the rough idea. White render throughout with black tiles and gutters. Floorboards throughout with grey carpets in the living areas and upstairs. Matt Black door handles and window frames as well as tapware and showers Smokey grey mirror splashback as well as herringbone tiled splashback in butler's. Calcutta look kitchen island and just white kitchen benches (quantum quartz). And marble look tiles throughout all bathrooms!! Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: New build with Hallbury homes 7Mar 17, 2019 8:25 pm It is going surprisingly good. Sorry for the lack of updates. Frame is up walls upstairs rendered. Tiling is being done as we speak. Everything to a decent quality too. Our inspector has been happy with everything as we moved forward. Had to keep an eye on things but all in all been pretty uneventful. Around 4 weeks from PCI! 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: New build with Hallbury homes 9Jul 03, 2019 11:50 pm We were going really well until a site supervisor change a month ago. Since then things have gone awry. We had actually booked a truck to move in tomorrow but now looking at a few more weeks for PCI. Half our kitchen cabinets have had to be redone. New stone has to be placed. They’ve put towel rails up over tiles were there weren’t meant to any so tiling has to be re done. Placed a mirror over tiling where there was never one on the plan as I’ve ordered my own. So that tiling will need to be redone. Placed a shower head in a spot where the water hits a built out shelf so isnt functional. so yeah I’m getting really frustrated now and the communication has dropped off. Our old supervisor was checking in at least once a week. Anyways. Enough whinging for me. Good luck for the next few week until you get your keys Re: New build with Hallbury homes 12Jul 04, 2019 12:57 pm Great streetscape appeal but if you have 115mm quad slotted gutters as the photo indicates, you do have an issue that needs attention. You have a downpipe draining from the upper roof that discharges via a spreader onto the garage roof, this diverts a concentrated flow of water from a largish roof area to a very small gutter surface area. The problem here is that the garage greater roof area is closest to that end of the gutter plus there is a vertical abutting wall, both of which add to the concentrated flow of water discharging from the upper roof to that end of the gutter. This water then has to travel 7 m along the front gutter to a downpipe installed somewhere around the left corner and this will often cause the front gutter to overflow during heavy rain. Best design would have a downpipe plumbed at the area of concentrated flow but downpipes are often drawn at 'nominal' positions and left to others further down the food chain to decide where they are best located. Most times, this is not done. We call it aesthetics subjugating function and the reason why many display homes have non compliant roof drainage. ROOF DRAINAGE COMPLIANCE Your garage is 6m x 7mm and I have determined from your roof plan that the garage roof area that drains to the front gutter is +21 sq m. The downpipe that drains the front gutter will also be draining a section of garage roof down the left side but I am unable to determine the total roof area drained to the downpipe because I don't know where the gutter's high point is past the downpipe. The high point determines the direction of gutter slope and the roof areas drained but I expect there to be a minimal additional 9 sq m of roof draining to the downpipe but there could be more. It is impossible to cpresisely determine the total of the upper roof area drained to the downpipe that discharges to the garage roof but there is another downpipe on the right side which normally indicates that the upper front gutter's high point is at half way. If so, then approximately 4.5 sq m of roof would drain to the left. There is also a valley to the left of the downpipe that drains to the garage roof and this would almost certainly be the gutter's high point and the length of gutter from the valley to the front is approximately 7 m. Unfortunately, I can't see the roof to determine how much additional roof area is serviced by the downpipe. Let's call this roof area x. We now have approximate roof areas of 21 sq m + (possibly) 9 sq m + 4.5 + x = (possibly) 34.5 sq m + x and also a calculation for the wall. The actual roof areas need verification. The roof slope appears to be 22.5 degrees. Eaves gutter roof drainage compliance includes a slope factor to allow for wind driven rain, a 22.5 degree roof has a slope factor of 1.21 which gives the garage front roof area a catchment area of +25.4 sq m. If my approximate roof areas drained to the lower downpipe are thereabouts, then the 34.5 sq m catchment area = 34.5 x 1.21 = 41.75 sq m. I must stress that these approximates do not include roof area x. If the vertical abutting wall to which the upper roof downpipe is attached also drains to the garage roof, it must also be included in the roof drainage compliance calculations. I don't know your brand of gutter but if it is 115mm slotted quad as it appears to be, the cross sectional area will be about 5,250 sq mm. This is measured from 10 mm below the slots, a gutter's cross sectional information is available on manufacturers websites. AS/NZS 3500.3 Stormwater Drainage Section Section 3 Table 5 shows that the maximum compliant roof catchment area that can drain to an eaves gutter with a cross sectional area of 5,250 sq mm is approximately 38 sq m when the regions 1:20 Average Recurrence Interval (ARI) is 130 mm/hr which is Melbourne's 1:20 ARI. The hourly rate is based on a 5 minute average rain intensity. You have two problems that I can see: 1. Very high probability of non compliant roof drainage IF the gutters are 115 mm slotted quad. This needs confirming. 2. Poor design. Note that compliance does not guarantee good design, there are numerous houses built every year that have overflowing gutters yet the plumbing is often compliant. 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: New build with Hallbury homes 13Jul 04, 2019 2:22 pm Dcj8 Hi I’m experiencing the same with my build. I previously had someone called Claude, a great supervisor. This person called Bradley, is just crap. Yes we had Claude too who we were really happy with. In saying that a lot of the problems that are cropping up now may perhaps have been under his supervision and have been transferred to our new guy. But the new guy just doesn’t seem to be there often enough to be noticing them. It’s really awkward and frustrating when we have to point out things like that above rangehood being clearly not centered. And many other things Re: New build with Hallbury homes 14Jul 04, 2019 2:25 pm So firstly Thankyou very very much for your detailed reply and taking note of something we didn’t even know was an issue. Due to the recent issues we will be getting in an independent inspector for the PCI. In relation to what you have raised I have read your post about 5 times and it still Goes over my head. Is this something that we need to raise with them now or I should I leave it with the independent inspector to raise in their report ? Thankyou again Re: New build with Hallbury homes 15Jul 04, 2019 3:42 pm KDRSEMELB In relation to what you have raised I have read your post about 5 times and it still Goes over my head. Is this something that we need to raise with them now or I should I leave it with the independent inspector to raise in their report ? I tried to estimate the roof areas off one of your plans on another thread. Just try to go through it section by section and it will fall in place. It will be best if you have a grasp on what is required for compliance. There are two issues, poor design and non compliance. Poor design is where they have a lot of water directed to a small area of gutter which then has to travel a long distance to the downpipe, how far it travels I can't see but a downpipe should have been plumbed at the house end of the gutter for efficiency. A lot of gutters overflow in that scenario even when the roof drainage is compliant. I wish I knew the roof area harvested by the upper downpipe because I would love to know the total roof catchment area drained to the lower downpipe. Eaves gutter roof drainage compliance is based on a regions 1:20 ARI which then determines the maximum roof area that can be harvested by set gutter and downpipe sizes. It is rare not to have houses with slotted gutters now as they provide an emergency overflow requirement but slotted gutters have a smaller cross sectional area than the same size and shape non slotted gutter. If a large roof area is harvested, then large gutters and downpipes are required. There is a chart in AS/NZS 3500.3 which references different combinations of the 1:20 ARI, the roof catchment area and the gutter and downpipe sizes. Unfortunately in Victoria, plumbers sign off on their own work and the Building Surveyor sights and accepts the certificate of compliance as proof of compliance. Your independent building consultant almost certainly won't recognise roof drainage non compliance but he should be able to understand the issue if he reads my notes. I have no doubt that you have non compliance because there is still roof area x that doesn't figure in my guesstimates. I would discuss it with him and he should be able to work out the roof areas drained from the plan. I am sure that it is a 22.5 degree roof slope and so he only needs to multiply the house plan roof areas drained to the lower downpipe by 1.21 to factor the catchment area. Most people have damaging overflows over garden beds, you have concrete but the concrete also makes plumbing a downpipe next to the house impractical. The overflows will only happen during heavy rain and it may be preferable to cutting the concrete. The first thing to do is find out the gutter's cross sectional area as that will tell you the maximum roof catchment area that can be diverted. 3in1 Supadiverta. Rainwater Harvesting Best Practice using syphonic drainage. Cleaner Neater Smarter Cheaper Supa Gutter Pumper. A low cost syphonic eaves gutter overflow solution. Re: New build with Hallbury homes 16Jul 04, 2019 5:55 pm Dcj8 KDRSEMELB Dcj8 Hi I’m experiencing the same with my build. I previously had someone called Claude, a great supervisor. This person called Bradley, is just crap. What are the invoices for? That’s really odd and poor communication. I just had a long phone call with our site supervisors manager and feel a lot better about things. He told me that he was very surprised our house is in its current state and when I brought up all of my issues he genuinely seemed to be on the same page about rectifying them. We used “new home inspections” for thre slab stage and then not again but now tossing up to use them again which would be $730 or darbecca who I just had a quote from at $1350 Re: New build with Hallbury homes 17Jul 04, 2019 5:57 pm Dcj8 Do you think they can throw us any invoice (with the final bill) that they come across to cover their costs? We have not provided with any variations nor have been advised of them before. They want us to pay for scaffolding they had for Hebel which we know were idle for many weeks as the Hebel workers only worked on Sundays. I had enough of this build already. I have no idea about the legalities of it all but surely things like scadfollsing should have been taken into account in the initial cost proposal and not after the majority of build. Re: New build with Hallbury homes 18Jul 04, 2019 6:00 pm Thankyou. Still going over my head. But my husbands bestie is a carpenter and whisky. It the same trade he generally knows this kind of stuff so going to run it past him tonight. Also I raised it when I spoke to the building manager this afternoon and he said to forward any doubts of compliance to him and he will make sure it’s rectified. So will chat with our mate then use your posts to forward to the builders for clarification. Thanks again Re: New build with Hallbury homes 19Jul 05, 2019 9:40 pm Hey guys I've moved in. I have a different building supervisor. He is pretty good but it's tough for them too. Look to be honest. These guys say they build high end homes but in reality are doing high end looks with the lowest grade materials possible. I've been in for 2 months and still having people round fixing defects. I cringe every time I find a new one as it can be a bit of a battle to get anything rectified. I would advise you double check everything. We found some of our windows weren't the right type of glass and lots of other things too. Good luck. Happy to speak via primate message if you need anything. Getting landscaping done now.... another pain in the bum. Re: New build with Hallbury homes 20Jul 25, 2019 6:46 pm Seems like every building project with custom or volume has its issues. We are meeting Hallbury this weekend for an initial design meeting. Will also then inspect quality of display homes. Based on your overall spend are you happy with the end product? Would you have spent another $2-$k a square for a better finish? Easy to say in hindsight but this is my challenge the moment, go with volume, go with mid level volume with customisations, go with custom or try and do a mix of custom and me finishing it off. Conscious of quality finishing and what you actually get for your money. I also have a sloping block and some great height that I don't want to lose with a deep cut. Hi there! Putting the feelers out there for those who have (or almost) built with Arli homes! Interested in your experiences who've built from their stock home designs… 0 23482 Thank you so much everyone. This all makes a lot of sense. I guess when you talk to a builder who butters up everything to look very polished, you get to start believing… 7 17591 3 48367 |