How accurate should I expect the builder to be?

Discussion in 'Development' started by Bernado, 23rd Apr, 2018.

Join Australia's most dynamic and respected property investment community
Tags:
  1. Bernado

    Bernado Active Member

    Joined:
    16th Oct, 2017
    Posts:
    44
    Location:
    Canberra
    Hey all,

    So I am building my first IP and just got the invoice for the frame stage. I went out and measured all the rooms and all are pretty much spot on with the approved plan in terms of dimensions - except for one of the bedrooms.

    The size of this bedroom on the plan is 2950 x 3150. The measurement I took frame-to-frame is 2950 x 3115. So it is 3.5cm smaller than the plan. Is this kind of variation generally expected and acceptable?

    In addition to this, there is another potential problem with this room. This room is adjacent to the bathroom. There is a drainage hole underneath the frame between this bedroom and the bathroom, and it is 5-6cm visible in the bedroom (photo below). The builder has told me that this is for the wall-hung vanity in the bathroom (the drainage pipe will go inside the wall). If they are going to pack out the wall in the bedroom to hide the visible part of the drainage hole behind gyprock, then that would further reduce the size of the bedroom - which is not acceptable right?! Or am I just being pedantic?

    [​IMG]
     
  2. TheRayTracer

    TheRayTracer Well-Known Member

    Joined:
    21st Jun, 2015
    Posts:
    190
    Location:
    Melbourne
    Also... Are is the builder going to cut the frame to access the drain hole? Doesn't seem normal to me in my experience.
     
  3. VR234

    VR234 New Member

    Joined:
    22nd Apr, 2018
    Posts:
    4
    Location:
    Brisbane
    General advice,

    1. In my opinion, typically speaking 35mm isnt a huge issue however I would definitely question it as to why the wall set out isnt exactly as planned. Could be a fair reason, (slab is out, squareness of walls, services in the way, or lining up other walls or difference in dimensions from different measuring points ). Keep in the mind the architect can make mistakes also.

    2. As for the waste pipe, not sure of local regulations but I would dare say 100mm pvc pipe is not needed for a vanity waste. I would say the plumber might put a reducer in the wall stud with a smaller pipe (50mm?), to make sure it is completely internal of wall sheeting and no packing is needed.
     
    lixas4 likes this.
  4. Bernado

    Bernado Active Member

    Joined:
    16th Oct, 2017
    Posts:
    44
    Location:
    Canberra
    I didn't ask them this particular question, but I am guessing they will?
     
  5. Bernado

    Bernado Active Member

    Joined:
    16th Oct, 2017
    Posts:
    44
    Location:
    Canberra
    Hey thanks for that :). I'm not very technical and don't exactly know what you mean by "a reducer in the wall stud", but I'm guessing you mean they might put a smaller pipe inside that current pipe to fill-up the visible part in the bedroom - and the vanity waste will go through the smaller pipe right? (Sorry for the newbie question!).
     
  6. VR234

    VR234 New Member

    Joined:
    22nd Apr, 2018
    Posts:
    4
    Location:
    Brisbane
    Something like this;

    Holman 100 x 50mm PVC DWV Male And Female Pipe Reducer

    Not quite sure why they would put 100mm pipe in slab though, but once again not sure if your local plumbing regulations.

    Speak to your builder, they should be across regulations for your area, reducer should solve issue of packing though
     
  7. Bernado

    Bernado Active Member

    Joined:
    16th Oct, 2017
    Posts:
    44
    Location:
    Canberra
    Ahh I see! Yes, that looks like it might solve that drainage hole issue! Thanks :).
     
  8. Tony3008

    Tony3008 Well-Known Member

    Joined:
    20th Jun, 2015
    Posts:
    972
    Location:
    Docklands, Victoria
    Victoria Standards and Tolerances (2.06) states that the permitted deviation is the greater of 5mm or L/100, so 31.5mm in your case. http://www.vba.vic.gov.au/__data/as...63/Guide-to-Standards-and-Tolerances-2015.pdf
     
    lixas4 likes this.
  9. Tools

    Tools Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    299
    Location:
    In the lounge
    I'd firstly be checking that the dimensions on your plan add up correctly. No issue with the waste pipe, they will put a reducer on it and probably run 40mm in the wall.

    Tools
     
  10. TheRayTracer

    TheRayTracer Well-Known Member

    Joined:
    21st Jun, 2015
    Posts:
    190
    Location:
    Melbourne
    But isn't the bathroom on the other side of the framing?

    And they will still need to cut the framing to fit the reducer mentioned above.
     
  11. Heinz57

    Heinz57 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,959
    Location:
    Paradise
    I'm currently building a home and all the measurements were mm perfect.
     
  12. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,098
    Location:
    Sydney or NSW or Australia
    The builder couldn't measure.
     
    Heinz57 likes this.
  13. Ethan Timor

    Ethan Timor Well-Known Member

    Joined:
    16th Nov, 2016
    Posts:
    154
    Location:
    Australia
    Seems odd to me.

    Measurments should be perfect.

    Wasnt the floor waste location marked on the plans? I wouldn’t like this location :confused:
     
  14. chylld

    chylld Well-Known Member

    Joined:
    24th Jun, 2015
    Posts:
    1,701
    Location:
    Sydney
    Is the bathroom 3.5cm bigger? Maybe they moved the wall only as much as necessary in order to still give the bathroom vanity access to the drain hole (which is in the wrong place to start with)
     
  15. Paul@PAS

    Paul@PAS Tax, Accounting + SMSF + All things Property Tax Business Plus Member

    Joined:
    18th Jun, 2015
    Posts:
    23,319
    Location:
    Sydney
    Install a trough on the wall. In the bedroom. Problem solved.
     
  16. chylld

    chylld Well-Known Member

    Joined:
    24th Jun, 2015
    Posts:
    1,701
    Location:
    Sydney
    Or skip the wall altogether...

    ss (2018-05-04 at 05.00.08).jpg
     
  17. RPI

    RPI SDA Provider, Town Planner, Former Property Lawyer

    Joined:
    18th Jun, 2015
    Posts:
    2,025
    Location:
    Brisbane
    the piece of timber on the frame over the whole could not even be there and it wouldn't make a difference, they will just cut through.

    100mm pipes are used in the slab to lesson chance of in slab clogs but also give you options later. A toilet could go here in 10 years for the next bathroom, a 40mm wouldn't allow that.

    If everything was smaller then I wouldn't be happy, but would you even notice the difference without a tape measure?
     
  18. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,098
    Location:
    Sydney or NSW or Australia
    • They got the block right - check
    • They got the shape right - check
    • The number of rooms right - check
    • General arrangement right - check
    • Building envelope right - check
    Constructon is an art not a factory manufactured product. It's made by craftsmen and artisans not a machine.

    Brickwork is laid to brick gauge not to the nearest mm.

    Lower your expectatations and they will be exceeded.
     
    Last edited: 5th May, 2018
    lixas4 and RPI like this.
  19. RyanB

    RyanB Well-Known Member

    Joined:
    1st Jul, 2015
    Posts:
    118
    Location:
    Sydney
    Im glad im not building any of your homes. a lot of " i thinks" and "seems odd" with not a lot of hard facts apart from one or two posters

    - Wall hung vanity - 100mm in slab correct reducer to basin waste

    - 35mm size difference in one room.

    This could be a multitude of things, literally 100's of things examples include
    - sub contracted out formwork of slab, turned out not quite square making job square
    - external wall? possible variation on ground and first floor plan dimensions, check 1st floor plans. by this stage trusses have been ordered, 35mm to big and your trusses are ****ed (if using roof trusses)
    - possible allowance for tiles on the back of wall for bathroom waste setouts
    - the 35mm is somewhere else on the job

    Its good practice to have a look around site, be assertive, know whats going on.

    if you don't know, ask.

    Just remember the genie rule. 3 questions a week. thats it :D:D:D