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Foundation Stage Inspection
Design of foundations and footings vary according to the dwelling design and the characteristics of the sub-soils.
A slab foundation may typically have a number of features engineered into it to deal with natural movement in the ground – the more reactive the soil (clay for example) the more extensive the engineering required. Various forms of strengthening beams, screw piles, concrete or timber piles and waffle pod designs may be used to provide a stable foundation. In addition to engineering considerations, the slab must also be constructed correctly.
Base or Pre Pour Stage:
BIAS Building Inspection depends on the design of the foundation, but for slab-on-ground constructions, the following are checked:
More Inspection at Base Stage:
Under Slab Services:
Building Inspection at Frame Stage:
Information on Standard Framing:
Nominal versus Specific Fixings:
Australian Standard 1684, Residential Timber Framed Construction provides nominal and specific fixing details for various wind classifications. Some confusion has arisen around when specific fixings are required and what nominal fixings are required in addition to specific fixings. The Standard is designed to ensure that even if specific fixings are required to resist uplift forces (tie down connections), that other forces and actions due to gravity, shear, and construction loads are also not overlooked.
For example, a strap over a rafter may be required for a tie-down of roof up-lift forces, but this alone does not provide shear resistance to lateral wind pressure acting on side walls. Nominal nailing requirements (usually 2 skew nails through the rafter into the top plate) can, however, resist this lateral load.
For other situations, the addition of minimum nailing requirements would be redundant because specific tie-down fixings provide a far greater capacity to handle the other forces and actions other than uplift. For example, there are no nominal connections specified for roof battens to rafters/trusses, but specific tie-downs are required. As a minimum, battens are nailed by one nail to rafters/trusses even when a specific fixing is required. For construction purposes, at least one nail should fix the batten to the rafter/truss prior to the fixing of the strap.
In summary, common sense should prevail. If the first fixing used to connect one member to another is a specific fixing, and it also caters for construction and gravity loads, then the additional nominal nailing requirements are not required.
Masonry Anchors for Tie-Down of Bottom Plates to Slabs:
Masonry anchors may be required to resist the uplift forces at the ends of bracing walls and/or the tie-down of walls due to wind uplift. It is important that the designed capacity of masonry anchors be appropriate in terms of minimum edge, and embedded depth, head bearing and pull-through of the fastener on the timber top plate. Rod washers used with tie-down rods must be of the size nominated in the framing manuals or Australian Standard AS 1684. In many cases, it is the washer that determines the allowable uplift force. The minimum allowable washer size for rod connections are as follows:
Circular washers with an equivalent net bearing area are an acceptable alternative.
Ridge board and Hip Rafter Tie-Downs:
Tie-downs straps or bolts can be vertical or at an angle not exceeding 30 degrees to the vertical. If there are no walls directly under the tie-down point or within the 30-degree angle, then the tie-down can be taken to a strutting or hanging beam and the ends of the beam can, in turn, be tied down to the wall frame or supporting structure using appropriate forms of connection. If the hipboard or hip rafters are tied down to a beam, the uplift forces at the ends of the beam should be determined to ensure that it is proportional to the number and location of the tie-down from ridge/hip.
Roof Truss Tie-Down:
The minimum nominal connection of one framing anchor or a strap plus skew nails are generally in accordance with the minimum connections recommended by the truss plate manufacturers. In most cases, the straps will need to extend not less than 100mm along each end of the stud. This length may need to be increased to prevent splitting of the stud depending on the number of nails required to fix each end of the strap.
Fixing of Top of Bracing Walls:
The floor/ceiling/roof diaphragm is required to be fixed to the tops of the bracing walls to enable lateral loads or racking forces which occur on the external walls and roof to be evenly distributed into all the bracing walls, including the internal bracing walls. Where the bracing wall is not located within an external wall, the bracing wall must be connected to an external wall, ceiling or roof diaphragm. The connection for each bracing wall must be equal to or better than the capacity of the bracing wall.
Internal bracing walls can be connected to the floor/ceiling/roof diaphragm either directly by a connection at the actual position of the bracing wall or at some other position in the same wall within which the bracing wall is located. In the latter case, the top plate in the wall will need to provide a continuous tie from the braced section of the wall to where the top plate is connected such as at an external wall.
“Flat” Ceilings and Ceiling Diaphragms:
One of the common practices now used to achieve a high-quality level of the ceiling is to suspend the ceiling using furring channels “clipped” to the bottom chords of trusses or ceiling joists or to use a full suspended ceiling system. These systems offer the advantages of overcoming differential levels in truss cambers and bottom chord levels, but do present other issues that need to be considered including bottom chord restraint to trusses and adequacy of ceiling diaphragms to transfer racking forces.
The spacing of bottom chord restraints is a key consideration. For direct fixed ceilings or where ceiling battens are directly nailed or screwed to bottom chords, it would be usual to assume bottom chord restraint at 450-600 centres, unless clipped or suspended ceilings are used. In the latter case, bottom chord lateral restraint would be the spacing of the actual bottom chord ties at panel points or at 3 meters maximum centres if required to act as binders as well.
The underlying assumption for bracing wall spacing requirements is that ceiling linings are directly fixed to bottom chords/ceiling joints or fixed to ceiling battens which in turn are directly fixed to bottom chords/ceiling joists with nails or screws. The ability of suspended ceiling systems to act as diaphragms, and to adequately distribute racking forces to bracing walls has been questioned – it is recommended that alternative bracing systems be designed and incorporated to provide the necessary transfer of racking forces from roof structure to the bracing walls. Alternative bracing systems may include:
Blocking needs to be provided between floor joists where the joist depth is equal to or exceeds four times the breadth; the joists should be restrained at their supports. This restraint can be provided by fixing a continuous trimming joist to the ends of the joists above bearers or wall plates or by solid blocking or herringbone strutting between end pairs of joists and between intermediate pairs at no more than 1800 centres.
For deep unseasoned joists, where span exceeds 3 meters and there is no ceiling, additional herringbone strutting or blocking shall be provided between all joists, in evenly spaced rows not exceeding 1800 centres measured along the joists. Noggings shall be not less than the stud depth less 25mm by not less than 25mm thick. Nogging does not need to be stress graded.
What BIAS Inspects at Lock-Up/Waterproofing Stage:
Information on Waterproofing
The importance of waterproofing is reflected in the consequences of not waterproofing. Water which enters or escapes from buildings can have immediate and long-term undesired consequences including damage to building contents and long-term structural damage if the problem is not successfully dealt with quickly. Building materials have a considerably shorter lifespan when subjected to moisture over a prolonged period of time. Water damage is second only to fire as a cause of building decay and deterioration.
Internal areas that need to be waterproofed include bathrooms, shower recesses, laundries, and toilets. External areas which commonly need to be waterproofed include external roofs, planter boxes, balconies, retaining walls and swimming pools.
The casualties of water damage include:
The importance of waterproofing cannot be overstated. The damage caused to the building coupled with the high cost of rectification warrants the careful design and application of waterproofing.
To protect a building’s visual and structural integrity, a membrane must:
The keys to waterproofing effectiveness are:
The following is a summary of the most common problems associated with leaking showers.
Minimum Waterproofing Requirements:
The Building Code of Australia (1996) and the Australian Standard (AS 3740-1994) “Waterproofing of Wet Areas in Residential Buildings” require that the following areas within a bathroom must be waterproofed:
Many councils now require that new waterproofing work to be performed by licensed waterproofing applicators and a certificate be issued once it has been approved by a certifier.
What We Inspect at the Fixing/ Pre-Painting Stage:
BIAS Building Handover Inspection and Stage Inspection Program
If you are looking for a new building handover inspection and report in Brisbane, BIAS is here to support you!
We will be there throughout your entire house building process, not just to inspect and list off the small decorative defects at the end. At each step along the way, our qualified building inspector is there to assess the quality of work undertaken.
You can tailor the programme to suit yourself, select all 6 stages of building inspections or simply choose the ones you’re most worried about! If you only need the Building Handover Inspection:
The Programme Consists of 4 Separate Stage Inspections:
Benefits from our Building Handovers:
You benefit by having an independent assessment of the quality of work so you can make your final payment with confidence.
Your builder benefits from having the opportunity to correct any defects sooner rather than later which can be costly.
Why do you need a structural building inspection?
Builders are increasingly challenged to deliver quality construction with rising building costs in a competitive new home market. Even respected builders can have variations in quality. Most builders are concerned that errors and poor workmanship with the cost of associated re-work may destroy their reputation.
Why do you need a timber and pest inspection?
Even if you have just had new termite barriers installed, you would still need a timber and pest inspection. It is common for the termite barrier, which is installed early in the construction process, to be damaged or compromised during the build.
Typical problems encountered are physical damage to the barrier, relocation of incorrectly positioned slab penetrations such as waste pipes, landscaping and paving built up above the weep holes or rendering over inspection zones. When selecting a builder:
We understand that the thrill of moving into your newly built home can be quickly dashed by finding disconcerting defects later
But you can relax knowing that you continue to be supported by an BIAS Warranty . According to the Rectification of Building Work Policy:
If you are involved in a dispute with your builder and are unsure of the next step, contact Rod at BIAS on 0429 922 010 for a no obligation discussion.