November 2018
Construction of
Proposed Residence
Mr. & Mrs. Brown
1 Lake Rd Toronto NSW 2283
PROJECT SPECIFICATION
1
General ………………………………………………………………………………………………………3
Preliminary Use …………………………………………………………………………………………3
Prevailing Documents ……………………………………………………………………………….3
Demolition …………………………………………………………………………………………………3
Security ……………………………………………………………………………………………………..3
Trees to Be Retained………………………………………………………………………………….4
Clear the site………………………………………………………………………………………………4
The Work …………………………………………………………………………………………………..4
Survey marks …………………………………………………………………………………………….4
Setting Site …………………………………………………………………………………………………4
Foundation and Footings …………………………………………………………………………..5
Termite Risk Management ………………………………………………………………………..5
Concrete …………………………………………………………………………………………………….5
Footing and slabs on ground ……………………………………………………………………..5
Suspended Slabs ………………………………………………………………………………………..6
Foundation Walls ………………………………………………………………………………………6
Sub Floor Ventilation …………………………………………………………………………………6
Sub Floor Access ………………………………………………………………………………………..6
Retaining walls ………………………………………………………………………………………….6
Effluent Disposal /Drainage ………………………………………………………………………6
Septic System …………………………………………………………………………………………….6
Storm Water Drainage……………………………………………………………………………….7
Timber Framing…………………………………………………………………………………………7
Vermin barriers for suspended floors……………………………………………………….7
Damp-proof courses ………………………………………………………………………………….7
Flashings ……………………………………………………………………………………………………7
ROOF TRUSSES …………………………………………………………………………………………..7
Bracing ………………………………………………………………………………………………………7
Flooring ……………………………………………………………………………………………………..8
Roof Framing……………………………………………………………………………………………..8
Timber Posts ……………………………………………………………………………………………..8
Corrosion Protection …………………………………………………………………………………8
CONTENTS
2
Steel Framing …………………………………………………………………………………………….8
Roofing ………………………………………………………………………………………………………8
Tiled Roof…………………………………………………………………………………………………..8
Metal Roofing …………………………………………………………………………………………….9
Rainwater goods………………………………………………………………………………………..9
Sarking ………………………………………………………………………………………………………9
Sealants ……………………………………………………………………………………………………..9
Weatherproofing ……………………………………………………………………………………….9
Concrete blocks …………………………………………………………………………………………9
Damp Proof Course ………………………………………………………………………………….10
Cavity Ventilation (Weep holes) ………………………………………………………………10
Mortar and joining …………………………………………………………………………………..10
Masonry Accessories ……………………………………………………………………………….10
Lintels ………………………………………………………………………………………………………10
Waterproofing …………………………………………………………………………………………10
Windows and Doors …………………………………………………………………………………11
Flashings ………………………………………………………………………………………………….11
Plumbing………………………………………………………………………………………………….11
Gas……………………………………………………………………………………………………………11
Painting ……………………………………………………………………………………………………12
3
General
This specification details the work to be executed and the materials to be used in carrying out
the proposed works at the site, Lot 2, 1 lake Road Toronto. This specification shall be read as a
general specification only. The extent of work is governed by the approved plans and specific
details where applicable. Any work not detailed shall be carried out in accordance with
applicable manufacturer’s details or to Engineers details.
Preliminary Use
This specification forms part of the building contract documents and should be read in
conjunction with the building agreement, Engineers report and details, also with the approved
plans and other specific details.
Prevailing Documents
Where there is discrepancy between the plans and specification the approved plans will take
precedence. The contractor must at all times keep a legible copy of the approved plans and as
amended, along with other documents and specification bearing the approval of the
appropriate authorities.
Demolition
Standard Demolition: To AS 2601-2001 The demolition of structures.
List any demolished materials (e.g. basins, doors) that are to be salvaged and retained by the
owner.
Demolished materials
Except for materials to be salvaged and retained by the owner or re-used, take possession of
demolished materials and remove them from the site. Do not burn or bury demolished
materials on the site. Dispose of all waste material in accordance with the approved waste
management plan.
Security
If walls or roofs are opened for alterations or additions, provide security against unauthorized
entry.
4
Trees to Be Retained
Existing trees, plants and shrubs. Trees, plants and shrubs to be retained as per council request.
Trees, plants and shrubs to be removed as indicated on approved plans. Protect all trees to be
retained in accordance with the local council requirements.
Clear the site
Remove everything on or above the site surface, including rubbish, scrap, grass, vegetable
matter and organic debris, scrub, trees, timber, stumps, boulders and rubble. Remove grass to a
depth just sufficient to include the root zone.
The Work
All construction work carried out shall be in accordance with all relevant codes and standards.
Survey marks
The builder shall engage a registered Surveyor to carry out an identification survey of the site. The
survey will include the provision of survey pegs to properly determine the site boundaries and
allow the stet-out of the proposed building. The surveyor is also to provide an Arbitrary Bench
Mark (ABM) in reference to the Australian Height Datum (AHD) to allow construction of the
building to the heights detailed on the approved plans.
Setting Site
The contractor shall accurately set out the work in accordance with the site Plan
approved.
Excavation
Excavate to give the levels and profiles required for construction, site services, paving, and
landscaping as per approved plans indicating the extent. Allow for compaction or settlement.
General: Remove the topsoil layer of the natural ground which contains substantial organic
matter over the areas to be occupied by construction and paving.
After excavation, confirm that the bearing capacity is adequate as per engineers request and
approved council plans.
5
Foundation and Footings
Under floor fill shall be in accordance with Australian Standards AS 2870.
Termite Risk Management
Termite treatment shall be carried out in accordance with Australian Standards AS
3660.1
Vapour Barrier
The under floor vapour barrier shall be in accordance with Australian Standards AS 2870.
Reinforcement
Reinforcement shall conform and be placed in accordance with AS 3600, AS2870
and the Engineer’s recommendations.
Support to all reinforcement shall be used to correctly position and avoid any
undue displacement of reinforcement during to concrete pour.
Concrete
Concrete shall not be less than Grade N20 except where otherwise approved by the
Engineer.
Structural concrete shall be in accordance with AS 3600. Pre-mixed concrete shall
be manufactured in accordance AS 1379 with delivery dockets kept on Site and
available for inspection by the engineer.
Concrete shall be placed and compacted in accordance with good building practice.
In hot ( above degrees Celsius) and Windy conditions concrete must be cured by
covering with plastic sheeting, spraying with a curing compound or pouring of
water on the surface, or as directed by the Engineer.
Footing and slabs on ground
Concrete slabs and footings shall not be poured until approval to pour concrete is given by the
Engineer or the local Authority.
NOTE: Bench levels and floor levels on the Site Works and Plans, shall be regarded as nominal,
unless specified otherwise.
6
Suspended Slabs
All concrete slabs, other than those supported on solid ground or properly compact filling,
shall be constructed as suspended slabs. These slabs shall be constructed in accordance with
the Engineer’s recommendations.
Foundation Walls
On footings as previously specified build brick walls to the thickness shown on plan to level
underside of floor bearers and / or plates.
Sub Floor Ventilation
Provide adequate cross ventilation to the space under suspends ground floor. No section of the
under floor area wall be constructed in such a manner that will hold pockets of still air.
Sub Floor Access
Provide access under suspended floors in position where indicated on plan. Curing all slabs
shall be cured in accordance with AS 3600.
Retaining walls
Retaining walls shall be constructed as shown on plans and / or special details designed by an
Engineer and if applicable approved by the local Authority whether the construction of such shall
be the obligation of the Owner or the Contractor.
Effluent Disposal /Drainage
In both sewered and unsewerd areas, fit bath, wash basin, kitchen, wash tubs, pedestal pan and
floor grate to shower recess in positions shown on plan. Provide waste pipes with traps to the
above fittings and connect to the drainage system. The whole of the work to be performed in
accordance with the rules and requirements of the Sewerage Authority concerned.
Septic System
Provide and install a septic system where applicable to the requirements of local Authority and in
accordance with the manufacturer’s instructions.
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Storm Water Drainage
Allow for the supplying and lying of storm water drains where shown on Site Plan. Construction
to be Australian Standard AS/NZS 3500.3.2 the National Plumbing and Drainage – Stormwater
drainage – Acceptable solutions. If the Authority’s requirements give rise of a variation, any
additional cost plus Builder’s margin is to be borne by the Owner.
Timber Framing
Provide timbers for studs, noggings and plates in double-faced walls, Maximum spacing of
noggings: 1350 mm centres. All timber framing shall comply with AS 1684 or as per
engineering details.
Vermin barriers for suspended floors
Masonry veneer barrier: Secure 10 mm galvanized wire mesh to the underside of the bottom
plate of external stud walls, extending across the cavity for building into brickwork.
Damp-proof courses
Clad-frame walls: Provide damp-proof courses under the bottom plate of external clad-frame
walls built off slabs or masonry dwarf walls.
Flashings
Provide flashings to external openings sufficient to prevent the entry of moisture. Timber
Flooring All floor unless specified to be constructed to Australian Standard AS 1684 National
Timber Framing Code.
ROOF TRUSSES
Fabrication and assembly in accordance to manufactures specification and details. Installation
to be Australian Standards AS 4440-1997 (Installation of nail plated timber trusses).
Bracing
Timber frames must be braced in accordance with Australian standards AS1684.Bracing units
shall be determined for the design wind velocity for the building. Bracing shall be evenly
distributed throughout the building.
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Flooring
Refer to concrete
Roof Framing
Roofs are to be pitched to the slope shown on plan and constructed in accordance with
Australian standards AS 1684. Provide tie-down as required for the appropriate design wind
velocity and roof covering. Provide all rafters , ridges, hips, valleys, purlins, struts, collar ties
and wind bracing as appropriate with all sizes and stress grades in accordance with AS 1684.
Timber Posts
Posts supporting carports, verandas and porches shall be timber for external use, or as
otherwise specified, supported on galvanized or treated metal post shoes. Post shall be bolted
to all adjoining beams as required by Australian standards AS 1984.
Corrosion Protection
All metal brackets, facing plates and other fixings used in structural timber joints and bracing
must have appropriate corrosion protection.
Steel Framing
Steel floor, walls or roof framing approved by local council shall be constructed in accordance’s
with the manufactures details and Australian standards AS 3623 and as per Engineers details.
Roofing
All roof cladding to comply with the relevant structural performances. Provisions and installation
as per manufactures details.
Tiled Roof
Concrete and terracotta tiles shall comply with Australian standards AS 2049, and installed in
accordance’s with Australian standards AS2050. Cover hips and ridges with capping and all
necessary starters and apes caps to avoid water penetration.
9
Metal Roofing
Provide an install a metal roof together with accessories all in accordance with the manufacturer’s
instructions.
Except where design prohibits, sheet shall be in single lengths from fascia to ridge. Fixings of
sheets shall be strictly in accordance with the manufacturer’s recommendations. Incompatibles
shall not be used for flashings, fasteners or downpipes.
Rainwater goods
Metal Rainwater goods shall be manufactured in accordance with AS 2179. Rainwater goods
shall be installed in accordance with AS 2180.UPVC components to be manufactured in
accordance with AS 1273. Rainwater goods to be compatible with other materials used.
Sarking
Sarking if used under roof coverings must comply and be fixed in accordance with AS/NZS
4200.1 for materials and AS/NZS 4200.2 for installation.
Sealants
Appropriate sealants shall be used where necessary and in accordance with manufacturer’s
Specifications.
Weatherproofing
Flashings shall comply with AS 2904, AS 1804, AS 3700.
Masonry Bricks
All clay bricks and brickwork shall comply with AS/NZS 4456 and AS 3700. Clay bricks are a
natural kiln fired product and as such their size may vary over a small range. Tolerances shall
only be applied to the total measurements over 20 units. Not to the individual units.
Concrete blocks
Concrete blocks are to be machine pressed, of even shape and well cured in accordance with AS
2733. Autoclaved Aerated Concrete shall be in accordance with the manufacturer’s Product
Specification at the time the work is being carried out.
10
Damp Proof Course
All damp proof courses shall comply with AS 3700 and AS 2904. All damp membrane shall
protrude to necessary wall required.
Cavity Ventilation (Weep holes)
Cavities shall be cleared of all mortar droppings and weep holes shall not exceed 1.200mm centres,
be in accordance with AS 3700.
Mortar and joining
Mortar shall comply with Australian Standards AS 3700. Joint tolerances shall be in accordance
with AS 3700.
Masonry Accessories
All tiles should be manufactured in accordance with Australian Standards AS 2699 and be
installed in accordance with Australian Standards AS 3700. Tiles are to meet corrosion rating and
articulated joints.
Lintels
Lintels used to support opening in brick work, in accordance with Australian Standards AS
2699.3.
External Cladding and Linings
External cladding should be fixed in accordance with the manufactures details.
Internal Wall and Ceiling Cladding
Internal cladding to be in accordance with Australian Standards AS 2588.in wet areas internal
cladding to be constructed as pre Australian Standards AS 3740. Wet are fixed in accordance with
manufactures details.
Waterproofing
All internal areas and balconies to be water proofed in accordance with Australian Standards AS
3740.
11
Windows and Doors
Timber windows and door should be manufactured in accordance with Australian Standards AS
2146 and installed in accordance with Australian Standards AS 2147
Aluminium windows and door should be installed according to manufactures details. Glazing
should comply with Australian Standards AS 1288 and must meet Bushfire requirements for BAL
19 as per AS3959.
Refer to window and door schedule on drawing number A10.
Flashings
Flashing to be used in accordance with Australian Standards AS/NZS 2904.
Stairs and Balustrades
Stairs or ramps to change of level, and balustrades used to comply as per Part 3.9.1 for stairs and
3.9.2 for balustrades.
Plumbing
All plumbing work to be carried out by a licensed plumber.
Electrical
All electrical work to be carried out by a licensed electrician, in accordance with Australian
Standards AS 3000, AS3006
Gas
All insulation should be carried out with the rules and requirements of the service provider.
Smoke Detector
Provide and installation of a smoke detector in accordance with Australian Standards AS 3786.
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Tiling
Cement mortar and other adhesives shall comply with Australian Standards AS 3958.1
Insulation of tiles shall comply with Australian Standards AS 3958. Provide adequate and even
falls to waste where necessary. Fitting approved edges strips or metal angle to exposed edges,
doorways or hobbles shower shall comply with Australian Standards AS 3740.
Painting
Painting shall be carried out by a licensed painter Follow the guidance given in AS 2311 The
painting of buildings and AS/NZS 2312 Guide to the protection of iron and steel against exterior
atmospheric corrosion.
