Browse Forums Owner Builder Forum 1 Jul 27, 2009 7:48 pm Hi all O/B and expirienced people. Have a look at my framing schdule. Is this a standard thing. I mean minimum spec? Also what is ment by Noggins at 1200 centres? It says a 45mm top plate if truss are directly over studs, my trusses are 900mm centres. So can I ask for a double top plate 2/35mm? Got a bit of info on another tread. But would like a bit more. Also the window jam studs for a 900 truss span, is this standard stuff. Can the builder varie from this schedule. As Ive seen this house built diffrently. Maybe Nomad you may like to comment. Thanks heaps. KW.......... “It's just as unpleasant to get more than you bargain for as to get less” George Bernard Shaw. Re: Owner Builders a few questions ? 3Jul 27, 2009 9:41 pm Thanks Borg, I hope they are not at 2.4m as its ment to be 2550 or 8'6". But I see what it means. Thanks mate KW........... “It's just as unpleasant to get more than you bargain for as to get less” George Bernard Shaw. Re: Owner Builders a few questions ? 4Jul 27, 2009 10:51 pm Hi KW, the noggin centers are normally 1350 max cts so I'll be surprised if they stick to 1200 as that means they will need a second row of noggins which adds some expense if that's the case. I'm having a little bit of trouble reading the framing schedule but i can make some of it out. You don't have to have the trusses sitting directly over your studs with a 90X45 top plate however your truss span looks over 12m to me? at a guess. I think the limit for a 90x45 plate not supported over the stud is about 12m. If it was me I would be going for a double top plate myself but over the studs will be fine. Your studs are an interesting one they go from one extreme to the other, 90x45 studs at 450cts is a bit of an over kill for an iron roof, but then the internals are 90x35 at 600cts. Nothing wrong with that but I'd personally go 90x35 studs at 450 cts external and internal walls as the cost saving from switching to 35 studs would probably make up for closing up the stud spacing to 450 on the internal walls. I cant really make out the jamb studs from the pic. If your walls are going to be pre fab, most manufactures will do there own thing in regards to the schedule unless told otherwise whilst builders will probably stick to the schedule if they build them on site Nice to see the progress coming along. Re: Owner Builders a few questions ? 5Jul 28, 2009 1:06 am Nomad Thanks heaps I was hoping you would reply. The trusses are 16.2 at the widest. Yes It a bit over the top the 45mm @450 centers. Ive not seen one like it yet, but hey thats what it says. I would have been happy with 450 centres in and external or 35mm. But the internal walls carrie no load. It will be pre fab. so as you said unless you say to them they will do it on the computer at what ever. I think I will stick with the plan as is. I would prefer the 2/35mm top plate, as we talked about before. I may still get it if I can as for the width of the trusses. Thanks for all the good infomation, you are a great help. Regards KW............. “It's just as unpleasant to get more than you bargain for as to get less” George Bernard Shaw. Re: Owner Builders a few questions ? 6Jul 28, 2009 10:14 am King willy It will be pre fab. KW............. Hi KW. Make sure that your frames' maker uses galvanised nails. I was told that that's required by AS, but on my prefabs they've used standard ones and they went a bit rusty after the rains. Chris My father rode a camel, I drive a car, my son flies in a jetliner, his son will ride a camel.Saudi saying Re: Owner Builders a few questions ? 7Jul 28, 2009 2:38 pm Thanks Chris I’ve looked at a few pre fabs and some varrie in quality. Some have the studs cut in top & bottom (I like that) but most don’t. I like the gal nails, will try to remember it. I do think the shedual I put up can be varied from, as long as it meets code & standards in the truss & frame factory they will make it. I was told it’s done on a computer, they put in all the details and it prints out a frame & truss design. Hence the spec of "Engineer designed frame & truss" term used by project builders. Cheers KW......... “It's just as unpleasant to get more than you bargain for as to get less” George Bernard Shaw. Re: Owner Builders a few questions ? 8Jul 28, 2009 4:54 pm No worries KW happy to help. Gal nails don't need to be used in wall frames, maybe Chris's frames were left exposed for a bit long? Some coastal jobs require gal nails but other than that its uncommon. AS states any joints exposed or continually damp require gal nails. 16m is a big span truss hopefully you can get double plates. Yeah the manufacturers differ in quality, good ones trench plates and rebate for showers amongst other things. Re: Owner Builders a few questions ? 9Jul 28, 2009 7:29 pm [quote="nomad"] Gal nails don't need to be used in wall frames, maybe Chris's frames were left exposed for a bit long? Some coastal jobs require gal nails but other than that its uncommon. /quote] After the chippies had stood up the frames came 2 weeks of rains and storms, preventing roof decking from being nailed down, so the frames got thoroughly soaked. The gal nails would cost between $150-180 extra, chicken feed. Better to be safe than sorry. Chris My father rode a camel, I drive a car, my son flies in a jetliner, his son will ride a camel.Saudi saying Re: Owner Builders a few questions ? 10Jul 28, 2009 7:30 pm nomad Gal nails don't need to be used in wall frames, maybe Chris's frames were left exposed for a bit long? Some coastal jobs require gal nails but other than that its uncommon. After the chippies had stood up the frames and trusses came 2 weeks of rains and storms, preventing roof decking from being nailed down, so the frames got thoroughly soaked. The gal nails would cost between $150-180 extra, chicken feed. Better to be safe than sorry. Chris My father rode a camel, I drive a car, my son flies in a jetliner, his son will ride a camel.Saudi saying Re: Owner Builders a few questions ? 11Jul 28, 2009 8:15 pm Chris is it possible the frames had been made for awhile before they were delivered? Ive seen a lot of frames and just 2 weeks of rain isn't enough to corrode the nails unless they were literally sitting in water. I estimate the cost to be about 250-350 more depending on the size of the house, i guess its not much when your paying so much for a house but personally I don't think its necessary unless your right on the coast. Re: Owner Builders a few questions ? 12Jul 29, 2009 10:36 am nomad Chris is it possible the frames had been made for awhile before they were delivered? Don't think so. Anyway, it was very dry for weeks before delivery. The weather broke though after the chippies had stood them up and put trusses on and it rained buckes for 2 weeks afterwards, the bottom plate was standing in water for most of that time. Quote: I estimate the cost to be about 250-350 more Chris My father rode a camel, I drive a car, my son flies in a jetliner, his son will ride a camel.Saudi saying Re: Owner Builders a few questions ? 14Dec 28, 2009 3:42 pm It does look a little over specced....which is not a bad thing, AS and timber code is MINIMUM spec. I would be hesitant to move away from the approved drawings without a covering letter from an engineer saying it is approved. Typically 90x35 will be enough and top plates are typically 2/35it saves on having to set out each truss to use 45mm Hi VK, I am now retired however I have stood beside over 300 owner builders in the past 18 years that have successfully built their own homes. First of all a building… 10 22569 Hi all. Anyone know when the $11,000 limit was set in legislation for renovations in QLD? Ive been renovating for 5 years now and this was the limit back then. As we know,… 0 4237 |