tag:blogger.com,1999:blog-70854038223918105462024-03-06T22:35:32.560-08:00Carter Grange Building Our HomeHyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.comBlogger60125tag:blogger.com,1999:blog-7085403822391810546.post-55833062352616460682013-09-07T04:07:00.001-07:002013-09-07T04:07:35.934-07:00Storm Water Issues Resolved<div class="MsoNormal">
To their credit, Carter Grange have been very responsive to
our maintenance issues. After making their own enquiries, CG management decided
to agree to disagree with us. While they have made it clear they accept no
liability for the non connected storm water pipe, they did agree to fix the
problem at their cost and, last Wednesday, sent out a plumbing crew to rectify
our storm water issue. <o:p></o:p></div>
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The two plumbers spent a good deal of time digging a trench and connecting up the PVC pipes
correctly. They discharged a fair amount of water from the loaded point in the
pipes and then ran new PVC pipe to the curb and channel. They also ensured
there was an overflow connected as part of a compliant storm water system
(important in the event the outlet in the curb and channel were ever to get
blocked). <o:p></o:p></div>
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CG have also stated they will be happy to monitor the storm
water discharge and any potential problems incorrect discharge may have created
over the past 7 months. They have also confirmed they will be there for us if
there are any problems potentially related to this issue in the future. This is
comforting.<o:p></o:p></div>
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So for the record, CG sent out some plumbers to fix our
storm water issue at their cost. They have taken the responsibility to ensure
storm water discharge from our property is now compliant and meets current
regulations. In fact, one of the CG directors even came out to oversee and
inspect the works himself. Since the issue has now been resolved, we see no
need to continue with our investigation.<o:p></o:p></div>
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Also, regarding the corner window condensation issues, we’ve been
told this relates to any single glazed window and that the CG corner windows simply
cannot be double glazed because of the complex revealing with the boutique range
of windows CG use. While this is good info, it does not help us resolve the
condensation problems these windows have. If anyone has a solution, please leave a comment or email
us on <a href="mailto:twinstar1001@gmail.com">twinstar1001@gmail.com</a><o:p></o:p></div>
Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com6tag:blogger.com,1999:blog-7085403822391810546.post-7380879842342672702013-08-25T05:38:00.001-07:002013-09-07T03:23:33.200-07:00Carter Grange Maintenance Issues and Review - some useful consumer informationHere’s the process that CG use to manage defects within the
3 month period (post handover). This relates directly to a clause in the
contract (in our case clause 39.0) and is therefore a formal process.<br />
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<o:p></o:p></div>
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A maintenance form is sent out by email. We received ours in
late May. We filled out the form noting our various maintenance concerns and
returned it to CG. Our SS and the CG maintenance man then attended to do a
walk-through, inspect and comment on each item on the list. Then the
maintenance man attended to rectify these items (those he was unable to rectify
himself, he arranged for the appropriate trades to return to rectify). Finally,
CG sent out a letter attempting to confirm the completion of your 3 month
maintenance period. The whole process took roughly 11 weeks in our case. The
only issue is that we still have items outstanding so here’s a warning. Do not
accept the confirmation letter until you are satisfied all items you noted have
been rectified.<o:p></o:p></div>
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Here are some issues to be aware of and items to note and
remember.<o:p></o:p></div>
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<b>Check all lights and electrical items</b>. Turn them all on,
keep them all on at the same time, test everything. We had a few lights that
died during our 3 month period. We knew it wasn’t globes, as it turns out, if
they’re not installed correctly, it’s the contacts between fitting and globe.<o:p></o:p></div>
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Check that all <b>external screws</b> are galvanised. The screws
for our external lights had all rusted over the 3 months because the wrong
screws had been used. <o:p></o:p></div>
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For those using the same corner windows as us; Get them
double glazed! The builder should warn you that if these corner windows are not
double glazed you will have to contend with <b>bad condensation</b>, most noticeable
when the heater is on inside and it’s cold outside. This means that water form
on the glass on the inside and then ends up dripping down the window to rest on
the inside window sill. We hope this does not cause paint peel, mould or other
issues. We’ll keep an eye on it, but CG basically said they can’t do anything
about it. If anyone knows differently, please let us know.<o:p></o:p></div>
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For those building with colour bond; make sure they use enough
screws to hold down the flashing. During the recent windy nights, there’s been
loud crashing on our roof, only audible from the inside (not from outside).
This is one issue still outstanding but it’s under management and will be
rectified.<o:p></o:p></div>
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Plumbing. The worst of our maintenance issues. Here’s the problem.
Much of the plumbing work is underground and therefore unable to be seen by owners,
private building inspectors and building surveyors. It’s obvious much of the plumbing system is only put to task once the house is occupied and also through various
weather conditions (especially heavy wind and rain). As we have been advised, anyone can tick a box [on a certificate] but
this does not mean the work performed complies, or has even been completed!<o:p></o:p></div>
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The first issue we discovered was a <b>sewerage problem</b>. Our
landscapers noticed that sewerage was not draining from the sewerage trap (rear
of house) correctly. Turns out the plumbers did not give the sewerage pipes
sufficient fall. Plumbers had to return, dig through the mud, back to the pipes
(not a small job) and rectify. We’re lucky it was identified when it was. We
note this issue for the record.<o:p></o:p></div>
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The second issue we discovered was a <b>storm water problem</b>.
There had always been flooding at the front of our property. We thought it was
due to the natural lay of the land and groundwater. We were wrong. Turns out,
we strongly believe, the plumbers forgot to connect the main storm water pipe
responsible for discharging storm water into the street from our property [note: CG oppose this view]. As
you can imagine, water from the roof after rain entering gutters and down pipes
plus any water being collected at ground level through the aggie pipe system
all being funneled into this pipe and it discharging all this water into the
ground at the front of our property; big issue. <o:p></o:p></div>
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Unfortunately, this storm water issue remains outstanding.
Since the disconnected storm water pipe was underground, we actually had no
idea about it. We built a driveway straight over the top of it. The flooding
became more pronounced after the driveway and crossover had been built, so we
notified CG. We actually thought there was a cracked pipe somewhere. When the
plumbers returned, they dug under the driveway and found the disconnected pipe.
We saw the pipe, a pipe that just ended. The disappointing thing about this issue is that the
plumbers will not admit they did not connect the storm water to its legal
point of discharge. </div>
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<o:p></o:p></div>
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Given our contract is with CG, not the plumbers, we have
been communicating with CG in an attempt to resolve this issue. We can only
hope CG realise that at some point, while not directly their fault, issues like this are squarely their responsibility. We’re disappointed they have not shown more care for their product. To build a house for someone and not connect their storm water is not good practice. </div>
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We have been advised to document this particular storm water
issue. Set aside the fact we hope CG will take the higher ground
and be responsible for connecting our storm water to the legal point of discharge,
we want an assurance that between handover and now, all the storm water that
has been discharged into the earth at the front of our property, has not caused
any underlying problems and has not affected the long term integrity of the
house, slab or foundations in any way. If any future problems arise, we will
rely on this document as a record of events that have occurred.</div>
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Finally, a note about testimonials. We were recently
made aware of the fact that CG have testimonials on their website. One of these
testimonials is a direct extract from this blog. For the record, we did not
authorise this nor approve this. We were not asked by CG if they could use an
extract from our blog. It’s very misleading and we’ll discuss this directly
with CG. The point. Take testimonials with a grain of salt. </div>
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The only truly
balanced view you will get is through consumer forums. The more we (clients and consumers) discuss and
talk about companies like CG, the more we share our experiences (good and bad),
the better informed we all become. When building a home, it is certainly much
better to be informed than to rely on the builder to always tell the truth and
to always act in your best interest.<o:p></o:p></div>
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Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com6tag:blogger.com,1999:blog-7085403822391810546.post-89240512086792683152013-07-06T06:05:00.000-07:002013-07-13T04:42:05.639-07:00Wow, Check out the Landscape & Design. Magnificent!Summit Landscape Consultants have DELIVERED!!!!!!<br />
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The hard structures of the rear landscape design are complete - retaining wall, expansive deck, court yards, bench seating, utility walk-way, utility area, timber edging.<br />
We'll take a break before launching into the preparation of soil for lawn seeding and preparation of the garden beds for planting.<br />
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Any gardeners or green-thumbs following this blog? Advice or tips on the planting will be well received. We are open to ideas or handy hints.<br />
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We're lucky to have a north facing rear yard. This area will be bathed in sunshine in the warmer months.<br />
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The retaining wall is capped to provide seating.<br />
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The rear lawn will have a border garden all the way around, with an angle cut out in the north west corner of the property to provide space for the planting of a shade tree. We're not sure what type of tree at this point.<br />
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The utility walk-way all the way down the western side of the house. The material is a tuscan topping that sets very hard (but is still permeable).<br />
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Either side of the pathway is garden bed which we will plant out. Above the retaining wall is more garden where we can plant screening plants or think about features.<br />
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This side of the house is really just for access. Not designed for lifestyle.<br />
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Large step pavers create a connection between the front door and the utility area.<br />
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The pavers are the same blue stone as the pavers used in each of our court yard spaces.<br />
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They are very striking and create a really grounding effect.<br />
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The spotted gum deck runs into the blue stone paver court yard, which is completely surrounded by a retaining wall.<br />
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This is a really functional and well thought out space. Big enough to kick a footy, play some hockey, spread out and read the newspaper and entertain the entire family for a back yard BBQ - all activities we have already experienced, even though it's winter!<br />
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The view from inside the house out to the rear yard. Three blue stone steps allow access to the elevated garden.<br />
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A planter box sits between the steps and the court yard and will be probably where we plant some feature plants or a feature tree or something.<br />
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Indoor-outdoor: Our living room flows naturally outside and onto the deck and then into the court yard.<br />
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It's just such a great space and such a great design. It makes you just want to be home and using these spaces. Can't wait for summer and some rays of sunshine.<br />
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The rumpus room opens out onto the outdoor room.<br />
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Both inside and outside spaces use the spotted gum running in the same direction. It really does give the illusion of flow and expanse and it's also very light and bright since it faces north.<br />
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To the right of this photo is a large stacker door that opens out onto the deck extension and the outdoor shower.<br />
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These spaces face east and are bathed in morning sunlight and sunshine. The perfect spot for alfresco breakfast.<br />
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The view from the outdoor room.<br />
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It's clear to see we hit the jack pot in choosing these guys to bring to life our outdoor spaces.<br />
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Not only is the design awesome. The quality of workmanship is meticulous and very high standard. The landscape architect can build just about anything. He's professional and offers great tips all the time that really do add value and help to optimise the design.<br />
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Our landscape consultants have nothing to do with Carter Grange, so no point asking CG about them. If you want to know more about their work, their costs or their process, contact them direct on 9850 4456 or 0407 333 883 or email george@summitlandscape.com.au<br />
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One thing is for sure. You will get a quality job that will really compliment your home.<br />
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Finally, we're having some issues with some aspects of the home now. We have our maintenance walk-through on Monday and will let you know the outcome of these issues once we've had a good chance to talk to CG about them. As long as they are rectified, we'll be happy.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com3tag:blogger.com,1999:blog-7085403822391810546.post-64809894383201441022013-06-02T03:58:00.003-07:002013-06-02T03:58:41.014-07:00Outdoor Room Decking <div class="separator" style="clear: both; text-align: center;">
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This outdoor room is going to be awesome. Got to love a big outdoor deck! It actually extends 1.8m out from the outdoor room and 1.8m from the side of the house giving a wonderful sense of space and expanse.<br />
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Our landscapers worked tirelessly to build a bomb-proof undercarriage and all the heights and levels are perfect. The deck is the same height as our floorboard internal floor and this creates the illusion of a seamless space between inside and outside.<br />
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More great tips from our landscape architect to use the same timber (spotted gum) running in the same direction as our internal floorboards. Looks great.<br />
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Also little tricks to make things level and to dress things up. Rather than just do the job, he's great cause he also offers professional suggestions and tips, often things you wouldn't have even thought about.<br />
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So decking should be finished this week and then on to the paving. The landscape will really compliment our house and with these hard structures built, essentially create two more rooms of functional space.<br />
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We're also now at our 3 month post completion mark. Through the week we received our maintenance check-list from Carter Grange. We won't really have that many items to record, and given our last experience with DD, the CG maintenance manager, we're quite confident all items will be attended to.Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com2tag:blogger.com,1999:blog-7085403822391810546.post-91219711919878562332013-05-22T06:19:00.001-07:002013-05-22T06:24:27.777-07:00Landscape Coming to Life ..... and Looking Good! Over the last couple of weeks, our landscaping has really progressed. Holes were dug, posts placed and retaining walls built to create the structure of our back yard landscape. We have designed a space that incorporates both decking and paving to create separate spaces, much like rooms in a house. Our landscape team have been excellent; they obviously know their stuff.<br />
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GC the landscape architect is a perfectionist and very knowledgeable, his foreman MR is a workhorse. They have provided some amazing tips and insights already, such as what levels to work off if you want the retaining wall to double as a place to sit and rest. Watching our landscape design come to life is exciting and will really cap off a beautiful home. Under pave concrete will be poured tomorrow and we will update once the paving and decking is complete.<br />
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We also had some maintenance issues that required attention. This week we met the Carter Grange Maintenance Manager and it must be noted, this guy was fantastic. He went above and beyond his call of duty. He was on time, efficient, very friendly and above all highly skilled. As an ex-accountant, he makes an outstanding maintenance man and we believe him when he says he can fix just about anything. The faults with our cavity sliding door, our sliding door and stacker door and our toilet flushes have all been rectified. Thank you DD. Job really well done.Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com3tag:blogger.com,1999:blog-7085403822391810546.post-65265328682232802932013-04-20T19:05:00.002-07:002013-04-20T19:05:44.685-07:00House Feels like a Home; Maintenance Required; Crossover Complete.<div class="separator" style="clear: both; text-align: center;">
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Seven weeks of living and our house now feels like a home!<br />
Boxes have been unpacked, furniture arranged, we can get at least one car in the garage and we've even had time to indulge in some fresh flowers as a reward.<br />
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It's been a really busy few weeks settling in and we're getting to learn about the ins and outs of this home.<br />
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We're still waiting on our blinds to be completed and our landscaping to start. Both of these will happen over the next week or so.<br />
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The only downer is that we're still waiting for CG and their contractor, A&L Windows to fit our sliding flyscreen mesh doors. The guys have been out 3 times to complete this job and it remains incomplete because the mesh doors don't fit in the sliding door frame. Given these mesh doors were contracted items (that should have been fitted and complete at hand over), this has been disappointing. It would be great to see either CG or A&L, take responsibility, recognise our inconvenience and their lack of attention to detail and offer some gesture of goodwill in lieu. Let's see what comes of this.<br />
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Other maintenance issues to note:<br />
- sticky cavity sliding door (try to avoid cavity sliding doors where possible)<br />
- hanging clothes rail in our laundry robe was missed and they still haven't attended to complete<br />
- two toilet flushes out of three are faulty and our SS has admitted to CG having trouble with their toilets (in this case, not sure why they continue to use these toilets)<br />
- three of our door handles have already broken or are loose/faulty<br />
- silicon seals/beading has cracked and will require re-caulking<br />
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One win is that our crossover has been completed. This allows us to access our driveway and garage. The crossover looks really good and we're happy the angles were calculated well so our cars don't bottom out. Thanks FM for your work here. A job really well done.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com2tag:blogger.com,1999:blog-7085403822391810546.post-65678074075309351822013-03-18T05:21:00.001-07:002013-03-18T05:21:32.035-07:00Exposed Aggregate DrivewayWe have a driveway!<br />
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The guys worked efficiently to get this job done so we can access the garage. They came back early to ensure everything was set before the cement mixer arrived. The cement mix is poured in and very quickly spread out and then smoothed out.<br />
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The aggregate stones can not actually be seen when the mix is initially poured. It actually looks like simple coloured concrete when first poured.<br />
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It's left to set overnight and then the guys returned the next day to blast the cement with a very high pressure hose (3000psi). Like magic, the surface layer of cement is blasted away to reveal the beautiful aggregate mix beneath.<br />
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We chose our aggregate mix from Mentone PreMix who were very easy to deal with. We are very happy with the colour choice (Nurten Standard). Our landscaper explained why the mix was a very good mix; even after the very high pressure blasting, only a hand full of aggregate stones were displaced. Lesser quality mixes would see more stones displaced, and the more stones displaced, the more the mix just looks like asphalt!<br />
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Our concreter has done an awesome job. The driveway looks great. It falls away from the garage nicely. Today he organised a guy to return to saw cut the concrete (important to ensure the concrete does not crack) and tomorrow, the driveway will be sealed.<br />
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The driveway feels really good under bare feet. It has grip. Looks great. There are different quality aggregate mixes. We are very happy with this one and very happy with the work of our landscaper and concreter. Excellent organisation and coordination resulted in a job really well done.<br />
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We can't wait for the rest of our landscaping works to start. This will transform the house to yet another level.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com9tag:blogger.com,1999:blog-7085403822391810546.post-20371103732259492542013-03-11T06:19:00.001-07:002013-03-11T06:19:29.165-07:00Landscaping CommencesWe've retained <b>Summit Landscape Consultants</b> for the landscape architecture and landscape works. To date they have been super professional to deal with. Their quoting was accurate and detailed. Their director, GC, is a qualified landscape architect and a great bloke. Not only does he appear to have the relevant skills and knowledge - he's already given us some great "out-of-the-box" ideas which we will incorporate into our design - he also has a great attitude, very relaxed and easy to talk to. We can't wait to see what he and his team can create around our home.<br />
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Last week the machines rolled in again to dig and excavate to create the correct levels for our driveway, front porch, rear outdoor room and rear courtyard. The steel mesh and form work has also been laid out in preparation for the concrete pour on Thursday. Summit's concreter is also a great bloke who seems to be very experienced too. We've chosen an <b>exposed aggregate</b> concrete for the driveway.<br />
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The only problem we noted was the fact that our termite protection barrier around the side of the front porch is too high. It presently sits above the height of the garage floor (another result of the drop in garage floor height) and will need to be lowered to below this level so the concrete for the driveway can be poured over it. CG have already been informed of this and will return to rectify. They know this needs to be done by Thursday.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com0tag:blogger.com,1999:blog-7085403822391810546.post-19206466160922645162013-03-04T14:51:00.001-08:002013-03-04T14:51:09.750-08:00Post-Handover Maintenance IssuesHaving had a few nights now in our new home, there are some things we'd like to point out and a few tips we thought we'd share.<br />
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1. The night of handover (last Wed), we noticed damp carpet upstairs but could not see where water was coming from because our first floor lights did not work. In the morning, we noticed the smoke alarm was dripping water and so called CG. Electrician attended and after climbing into the roof space, found the evaporative cooling unit (Brivis) to be leaking, which in turn flooded the smoke alarm and this was causing the safety switch to trip. Brivis has since attended and confirmed that there's nothing wrong with the unit and suggested that sometimes water can spill during the commissioning of the heating/cooling. As long as there are no more leaks or water in the roof space, we're happy. TIP: after your AC has been commissioned, run it immediately for the whole day at a high fan speed - this will test if there are any issues like a leak or a faulty unit.<br />
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2. You'd imagine when the house is handed over that the electrical would all be wired up and ready to go. We did. This is why we organised for Telstra to attend on the Friday to connect our fixed phone and internet.. Neither of these guys could get anything inside the house working, cause basically, the electricians had not run the wires. Again electricians attended and lucky the Telstra internet guy was a gun and was able to get our modem working and WiFi established. Phones were still playing up, and we only just managed to connect our fixed line phones today after the electricians returned today to finish their job.<br />
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3. Ditto with regard to TV. We organised Australian Antennas to attend to install the TV antenna. This guy could get us perfect reception next to our hot water system (yes, that's outside the house, where there was a cable feed), but nothing inside the house because the coax cables that should have been laid had not been. The electricians fixed this after a few hours, but they should have been done in the first place. We hope the cables serving our pay TV points have been laid ready for pay TV. Although, since we're not planning to subscribe to pay TV just yet, we wont know this until some point down the track.<br />
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4. The Ariston wall canopy range hood (RHC6IX) is very noisy. Plus ours was faulty and a guy needed to come out and replace the motor. It's still extremely noisy, and our SS is seeing what can be done about it. TIP: use good quality ducting with high performance range hoods.<br />
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5. Our washing machine was stopping mid cycle and still full of soapy, dirty water. There was also a leak coming form somewhere. The plumbers attended today and were quick to identify and then solve the problem. The small nodule under sink where the waste is connected, usually comes out of the shop blocked at this point. You need to drill this block out so the waste water can actually travel and escape out. If not the waste water has no where to go and creates a feedback loop which essentially flags to the machine there's a problem and the machine stops its wash cycle.<br />
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6. Carpet: where carpet meets floorboard, the carpet is tucked in neatly against a metal trim. Problem is that the nails (that the carpet is held down by) can be felt here when walking with bare feet. These have already drawn blood and will need to be rectified. Our SS is already on top of this.<br />
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Things we like about this product and things we'd do differently:<br />
- the toilets are a great shape and design (with soft close seats and lids - so the kids can't slam them down)<br />
- the shower heads are very good and the tap fittings are good looking too<br />
- the handles on the sliding doors are too large and make it difficult to hang roller blinds inside the architrave. Would have been better to go for smaller handles; would make for a neater blind installation<br />
- kitchen flows really well and the butler's pantry is the best idea<br />
- we have a much better idea about where power points should have been placed and the ones that are useless because of their present position versus the best location for furniture<br />
- absolutely should have had a data hub. In fact this is what we wanted and what we thought we would get, but it was never reflected in the contract<br />
- feature walls look great, bulkheads and voids look great and the glass splash backs are a feature<br />
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No doubt as we live in this house and use it's space and features, we will come to know more about it; what works and what doesn't, the good and the bad, the way it feels and makes us feel. We will keep posting our thoughts, tips and suggestions.<br />
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Blinds should be installed on Thursday. Likewise, our driveway works are due to commence on Thursday too. More about the people and businesses undertaking these works for us. So the house is built, and now comes the time to dress it!<br />
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Finally, this is the sight that greeted us yesterday morning. This is the view straight out of our first floor windows. A really low pass by a fleet of hot air balloons. An amazing sight really. We wonder what this house would have looked like from above. Maybe we need to book a hot air balloon flight and cross our fingers the winds blow in the right direction!<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com2tag:blogger.com,1999:blog-7085403822391810546.post-59064889614157447982013-02-27T12:35:00.000-08:002013-02-27T12:35:28.050-08:00Settlement & Handover - This Home Complete!Very happy to report that our home is complete. We had our <b>final presentation</b> and <b>settlement</b> with our SS and customer service administrator on-site on Monday.<br />
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In return for our final payment, we were given the keys to our new home along with a folder containing all of the relevant certificates and documents and information related to our home. Knowing how difficult it actually is to coordinate and manage companies like electricity and gas distributors (eg Jemena) and their retailers, trades (plumbers and electricians), etc we really did appreciate that all of this "running around" behind the scenes was taken care of by CG on our behalf. By settlement, our gas meter had already been installed, with a gas line to the property present, we had electricity to the property and the heating/cooling company had already been in contact to arrange a date to commission the ducted heating and evaporative cooling. The electric roller door was working and we were given the remote controls to the garage door and the small bits and pieces identified at our first inspection, such as the articulation joint in the hebel and the plumbness of the vanity, had been rectified. The only item(s) we haven't checked yet are the items up in the roof space that were identified by our building inspector.<br />
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CG only install the home appliances once you have settled, so on the day of settlement, no appliances had been installed. However, we knew the electricians were booked in for the install the next day. So on the Tuesday, we went back out to watch the appliances being installed. At the same time, we also had the electricians add 2 more double power points (in the kitchen and pantry) and just paid them directly. The plumbers were also out to install the cooktop and dishwasher and another mob were present to install and connect up our hot water unit (which is connected to 2 solar panels on the roof). By the end of Tuesday, our home was complete and here are the photos to prove it.<br />
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Aesthetically, you will agree that CG have built a beautiful home. It looks like a display home; it looks fantastic inside and out and we can't wait to live in this house.<br />
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A few things to note:<br />
- check the rangehood. Ours is an Ariston Canopy rangehood. Looks great, but it sounds like a tractor. It must be a fault with the motor because it's presently about 95dBA (decibels), which is way too loud, practically but also from an OH&S standpoint. Our SS is looking into this.<br />
- our dishwasher didn't fit underneath the bench top. We needed to remove the cap on top (easy to do), which was not ideal. Given CG use standard appliances and bench top heights, not sure what's happened here.<br />
- check your cooling plan. A big miss for us is the fact the standard CG cooling plan only provides for 2 cooling ducts to the entire ground floor (in the living room and rumpus room). This means the master bedroom and study do not have cooling vents. They do have heating vents, and we missed the fact there was no cooling as we thought the heating and cooling come from the same vents. Not the case. We strongly feel that CG should advise their clients of this fact and give them the option to add cooling vents where required.<br />
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A few handy tips:<br />
- our bins went missing during the build. Remember to contact your council in this case to get replacement bins.<br />
- remember to contact Telstra to arrange for your phone and internet connections.<br />
- at the time, remember to put some money aside for a TV antenna. Hopefully an easy job as the cabling for the TV points should already be in place (we have 4 TV points), but you will need to organise this post settlement.<br />
- remember to arrange home and contents insurance.<br />
- remember to call <b>Australia Post</b> to redirect mail and also remember to redirect any newspaper subscriptions. Take note, Australia Post have been atrocious with their mail redirect service. Unfortunately, they have a monopoly on this service in Australia, so even if we wanted to, we can not take our business elsewhere. We found their mail redirection service (while we were renting) to be unreliable and inaccurate. We were able to prove this, Australia Post agreed they had not delivered the service we paid for and then slapped us in the face by offering us $20 compensation. Big deal Australia Post. This is insulting. If you experience the same problems with your mail not being redirected accurately, please voice your concerns and please don't settle for a pitiful $20 compensation. We hope you do the right thing here Australia Post. We hope you realise that correct mail delivery is a very big responsibility. If you can't do it right, then take responsibility for this fact. Either do it right or get out of business!<br />
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Finally, we're moving in today so fingers crossed for no rain while we shift. No doubt, as we live in this home we will note problems. Hopefully these are few and far between and nothing major. We have 3 months to identify issues which CG will address and rectify as required. We plan to continue this blog to highlight any issues that may arise over this period. Also, to detail our landscaping plans and progress.<br />
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Although we have settled, our SS has encouraged us to contact him with any issues. DL, thanks mate. You've really done a great job with this house. If you get this bloke, he's a great SS and a decent guy.<br />
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One final note. Yesterday, as we were shifting boxes, one of the CG directors dropped by in person. He wanted to congratulate us and say gday and to be honest, this sentiment really sums up why CG are different. Through the whole process, we felt they were approachable, amiable and mostly reasonable. They listened and worked with us to deliver a final product that on face-value exceeds expectations. This personal touch and attention to their client is really very different when compared to some of the other volume builders. So thank you CG and all those that played a part in the building of this home. May it stand the test of time. May it be a great home for the next 30 years.Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com2tag:blogger.com,1999:blog-7085403822391810546.post-61750185395979987842013-02-23T01:44:00.002-08:002013-02-23T01:44:40.528-08:00Occupancy Permit Issued - a quick note about this permitOfficially, our double storey dwelling and garage is safe and suitable for occupation. The Occupancy Permit was issued on Friday and signed by the relevant building surveyor.<br />
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The Occupancy Permit does not necessarily mean that the building work is:<br />
a) Complete: in fact a number of items still remain, including replacement of the scratched glass and the addition of mesh sliding doors. In the end our SS was good enough to arrange for our garage floor to be painted which was greatly appreciated. The downside to this is that the paint colour they used (a light grey), highlights the cracks in the garage floor. We bought a concrete filler product from Bunnings to try to fill the cracks, but there are a couple that remain (right at the lip of the garage entrance - a high traffic, and load bearing section of the garage floor) that we will need to discuss with our SS on Monday. These will need to be rectified.<br />
b) Compliant with the Australian Standard or the NCC/BCA. That is to say, <span style="background-color: white;"><em style="color: #333333; font-family: 'Lucida Grande', Verdana, Arial, sans-serif; font-size: 12px; line-height: 16.796875px; text-align: justify;">“An occupancy permit is not </em><em style="color: #333333; font-family: 'Lucida Grande', Verdana, Arial, sans-serif; font-size: 12px; line-height: 16.796875px; text-align: justify;">evidence that the building complies with the </em><em style="color: #333333; font-family: 'Lucida Grande', Verdana, Arial, sans-serif; font-size: 12px; line-height: 16.796875px; text-align: justify;">provisions of the Act and Building Regulations.” </em></span><br />
This surprised us, but it is indeed true. Our building inspector informed us of this when we were discussing our concrete slab issues. So this is just a note to all readers to not blindly rely on the fact you will get an occupancy permit as evidence that all aspects of your building and the way it has been build are compliant!<br />
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Where to from here?<br />
<br />
On Monday we have a meeting with our SS and our administrator on-site to do a final inspection and to settle and handover. We hope all issues identified in our pre-handover inspections (both the one with our private building inspector and then the one with our SS) - save for the glazing issues (which we have agreed can be done post handover) - will have been rectified satisfactorily. In this case, we will make our final payment by bank cheque, and receive the keys to our home. Same day, CG will arrange to have all of our appliances installed and will ensure everything works as it should. We understand that the heating/cooling company will also attend to commission the heater and evaporative cooling.<br />
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From there, we will need to coordinate landscaping and the installation of blinds. Behind the scenes, we have also been dealing with council regarding our crossover and have already been issued with a vehicular crossover permit. The crossover will be reinstated at the same time as our driveway being installed. Some bays in the footpath will also need to be repaired.Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com6tag:blogger.com,1999:blog-7085403822391810546.post-57555583613696867462013-02-20T04:46:00.000-08:002013-02-21T04:14:13.135-08:00Glass Splash Backs Installed<div class="separator" style="clear: both; text-align: center;">
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Finally, our glass splash backs have been cut correctly and installed. And <b>Wow</b>, the colour is spot on, the sleek, clean appearance of this product makes a big impact in the kitchen, creating a striking and very modern look. The <b>mirror effect</b> (since the glass is obviously reflective) looks awesome. It adds depth and increases the amount of light. It will only look better when the glass is able to reflect the wonderful landscape design we are presently considering (stay tuned for future posts regarding our landscaping).<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhWmRRCl0pQVShhIx9tA5JMGsvuCjid2exXRzX7UZid-PMsszLzMQYGqxz7jAVJ6ycc-qd1FtRpy8sspllSsRpR-lPDXlsuumgy04sZNRuMCiFaCfwVUsZMP8jBeNHerp6QyXn6PcYF8x4y/s1600/$(KGrHqFHJBEFEKzB-qv(BRGrchL)fg~~60_3.JPG" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="150" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhWmRRCl0pQVShhIx9tA5JMGsvuCjid2exXRzX7UZid-PMsszLzMQYGqxz7jAVJ6ycc-qd1FtRpy8sspllSsRpR-lPDXlsuumgy04sZNRuMCiFaCfwVUsZMP8jBeNHerp6QyXn6PcYF8x4y/s200/$(KGrHqFHJBEFEKzB-qv(BRGrchL)fg~~60_3.JPG" width="200" /></a><br />
So with just the appliances to be installed, the kitchen is all but complete. We even bought 4 stools for the kitchen island bench on eBay today, at $189 for all 4, what an absolute bargain!<br />
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Here's a tip. The island bench is 900mm high. The bar stools need to be 600mm high. Anything higher and you won't fit your legs under the bench!<br />
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Also, we've been to Reece (and also Swan Auctions in Richmond, who mainly stock Caroma/Dorf) and will be using Rush bathroom accessories (towel rails, towel rings, toilet roll holders). Unexpected cost here as we actually thought these items would be standard inclusions with the house. They are not, so be mindful that these items could (reasonably) cost anywhere between $1000 and $3500 depending on what you choose.<br />
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This excludes the labour to install these items. If any one following this blog can do this professionally (as well as hanging wall furniture (mirror, prints, wall art, pictures) and our clothes drier) and would like to quote on this job, feel free to shoot us an email to <b>twinstar1001@gmail.com</b> . Thanks.<br />
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Finally, we've been advised by our SS that our Certificate of Occupancy inspection will be done tomorrow. He's very confident it will get passed, and if it does, we'll be settling and conducting handover on Monday next week. This is very exciting.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com4tag:blogger.com,1999:blog-7085403822391810546.post-5930837594846379442013-02-18T03:56:00.000-08:002013-02-18T03:56:08.507-08:00Pre-Handover Walk-Through with our SSWe received our <b>Pre Handover Report</b> from New Home Inspections this morning. It contained 23 items, great detail and formed the basis of our meeting with our SS today for our <b>pre-handover walk-through</b>.<br />
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Item 1 was the <b>articulation joint</b>, or lack of, in the length of wall down the left hand side of our house. The missing joint will need to be installed and our SS seems to think this will not be an issue; it will be the job of the render guys. Items 2-4 are roofing and termite protection issues which have been explained and will be addressed. Items 5-6 are garage floor issues, which CG already know about and our SS has been very understanding with these issues. Item 7, front door issue that will be addressed. In addition, there's a slight gap between the bottom of door and the floor and our SS has kindly offered to attach a door seal to the door to prevent dirt and draft entering the house through this gap. Items 8, 9, 14-16, 20 are glazing issues and our SS will rectify all. Item 10 is the powder room vanity issue (discussed in the last post) - we are hoping CG will rectify this the way we would like (it is very poor workmanship as it is). Items 11-13 are minor issues in the kitchen that will all be addressed. Items 17-18 are stair issues which will be addressed. Item 19 details the bowing in the gallery wall issue (discussed in the last post). Our SS suggests this can be rectified, but often post rectification it looks worse. He discussed the reason for the bowing and we've agreed on a solution. Items 21-23 relate to issues in the roof cavity, namely reinstating insulation in areas across the ceiling where it was removed for one reason or another; and completing a walkway in the roof space to provide required access for the servicing of the heating unit. We'll get up and check this has been done at the final inspection. We're told it absolutely will be.<br />
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Overall, really good meeting. Our SS went through every item in the report. He was even there a little earlier and had noted items himself (eg our toilet seats should be soft-close, but weren't, so he'll have them changed over). We completed a Practical Completion List that noted items discussed and our SS has committed to completing all items (except for replacement of scratched glass - which takes between 10-15 days) by Friday. So everything crossed he can get it all done. If all goes to plan, we will do our final walk-through this Friday and aim to settle and handover next Monday. This is when final payment is to be made, certificates are provided, keys handed over and technically, when our home becomes ours. This is a very exciting thought.<br />
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Regarding the vanity in powder room issue. Here's a picture. You can see it just floats, in fact the stone bench top is only held up by two small pieces of timber at either end of the bench top. This is why it has already dropped. If someone accidently sat on the bench top or if you lent on it with any weight, it would fall down and rip off the wall. We've discussed this with our SS and we really do hope he agrees to rectify this issue in the way we would like. If we had our time again, it would have been better to build a cabinet in under the bench top. This would serve to hold up the bench top as well as serving as a proper vanity with storage.<br />
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Also, it's probably just us, but up until today, we thought that bathroom fixing items, namely towel rails and toilet roll holders, would be standard inclusions. We were told today they are not and that we'd have to purchase these items ourselves and have them installed ourselves. We wonder if any one else has been caught out here. Perhaps it's just us. Not a big issue. We'll probably just pay a visit to Reece and grab these items over the weekend.<br />
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Finally, we looked into this business of installing a thermal barrier behind the glass splash back above the stove top. Our SS mentioned the term <b>bellis board</b>, and we found this explanation on the internet. We are satisfied that CG make the use of a bellis board standard when they are installing glass splash backs above the stove in the kitchen.<br />
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o Important Notice – Glass installers (Glaziers) are not licenced to remove or<br />
refit general electrical power outlets. All electrical work must be carried out<br />
by a licensed electrical contractor.<br />
o Gas top burners<br />
If the gas burner installation is located less than 200mm from the periphery<br />
of the nearest burner to any vertical combustible surface to be covered with<br />
toughened glass, the vertical surface needs to be protected to ensure the<br />
surface temperature of the combustible surface does not exceed 65ºC above<br />
ambient. This protected area must cover a minimum 150mm above the hob. <br />
Standard plasterboard and other general wall materials do not comply with<br />
the definition under AS5601:2010 Standard and therefore cannot be taken as<br />
“non-combustible”. This means that these materials are not exempt from<br />
the clearance requirements for gas cooking appliances and need to be<br />
covered by a non-combustible material. Some examples of compliant fire<br />
resistant wall linings that can be used for the section behind the stove hob<br />
are:<br />
Proprietary name of material Minimum thickness required<br />
Bellis Board 9mm<br />
Firemaster 550 10mm<br />
Supalux 9mm<br />
Promina 9mm<br />
Promatect H 12mm<br />
Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com0tag:blogger.com,1999:blog-7085403822391810546.post-90518775942107853642013-02-14T23:21:00.002-08:002013-02-14T23:21:45.312-08:00Final New Home InspectionWe had our final (pre-handover) inspection with New Home Inspections (our private building inspector) this morning. Except for the fly screens and mesh sliding doors, all the small fixing items (eg toilet roll holders, towel rails), the glass splash backs in the kitchen and laundry and the appliance installations, everything inside this house has been completed and was ready to be inspected.<br />
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Overall, we're happy to report that our private building inspector was relatively satisfied. His full report will be available to use shortly, however, we thought we'd just run through some of the items identified.<br />
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1. lack of articulation joints in our west facing hebel wall<br />
2. scratches to glass in some of our sliding doors<br />
3. some walls and door frames out of plumb; most notable along the first floor gallery passage<br />
4. the biggest issue was the powder room vanity being almost 12mm from horizontal (the plus side of this is that our SS already picked this fault and even before I called him, had contacted his cabinet makers to get them back to rectify this work. That's great preemptive management. We can only hope the rectification works for this vanity are easy and that they don't damage the stone bench top.<br />
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Since the kitchen glass splash back is not yet in place, our inspector advised us to ensure that before the splash back goes on, the correct process is to make a cut-out in the wall plaster the width of the stove top (directly above the stove top) (roughly 150mm high) and pack this space with hebel. This has something to do with fire rating, as plaster behind the splash back may not be fire resistant. We called our SS on this too, and happy to report that this will be done and indeed is a requirement for glass splash backs above open stove tops. Good building CG.<br />
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The last issue we'll discuss here are the cracks in our garage floor slab. CG are adamant they are only surface cracks. The fact is they don't know this for sure and so we don't either. The concern with these cracks is that, while they are not defects right now (ie greater than 2mm crack would be a defect), they are obvious now and can only get worse over time. We have knowledge that water - say from the wet tyres of cars parking in the garage after driving in rain - can penetrate these cracks, reach the steel reinforcement within the concrete slab and then oxidise the metal. This would lead to weakening within the slab, further cracking or worsening of existing cracks and reduce the long-term integrity of the slab. We will discuss this with CG next week. At the very least, we have documented the issue now and would hope it never becomes a defect or a problem. We imagine a good builder would want to manage this now and preempt any potential future problems and claims.<br />
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Painters are finishing off their works tomorrow. We have our pre-handover walk though with our SS on Monday. Looking forward to this.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com3tag:blogger.com,1999:blog-7085403822391810546.post-18167896021548094932013-02-14T04:35:00.001-08:002013-02-14T04:35:15.551-08:00Carpet Complete; Site Cleaned; Temporary Fencing RemovedJust a quick post here to inform that the carpets are now complete; master (including WIR) and study on the ground floor plus entire first floor (except for wet areas). The temporary barrier fencing has been removed and now our property looks more like a home than a building site. Scoria has been applied around most of the house and the site has been generally cleaned.<br />
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The first two photos below show the front facade of our house. There's still a small issue with that little retaining wall to the right of the garage. How CG can't see it looks unfinished is a little beyond us, however, the issue is in the hands of management so we will see how they respond.<br />
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The last two photos show our first floor stair landing and gallery passage. The carpet looks great and we'd highly recommend upgrading to the best underlay you can afford since it gives that feeling of softness and springiness under foot. The stair rails still need to be sanded and stained.<br />
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Given the carpets were delayed a day, the painter was rescheduled to tomorrow (Friday) and as a result, we have pushed our pre-handover walk through with our SS to Monday morning. We will still attend an on-site meeting with our private building inspector tomorrow morning to inspect the build quality of this house. We are hoping this will be a really positive meeting with no unexpected surprises.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com2tag:blogger.com,1999:blog-7085403822391810546.post-40898804325979176622013-02-13T00:44:00.000-08:002013-02-13T00:44:09.289-08:00Timber Floor Complete; Termite Barrier installed<div class="separator" style="clear: both; text-align: center;">
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Our timber floorboards are <b>spotted gum</b>. We absolutely love the colour. The flooring looks fantastic. It really adds depth and character to the home. Where we thought the conservative whisper white wall colour was too plain, now we're quite pleased as your focus is now drawn to the flooring.<br />
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The floorboards have been installed really well. We've used floating floors before and the attention to detail with this job has been second to none. We met the guy responsible for most of the CG timber and floating floor installations (including the bolero products commonly used in CG display homes). He obviously knew his stuff and even spent time with us to explain how to care for and maintain the timber floor. If you want this type of look in your home, talk to Adam at Jackson Flooring.<br />
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Those with a good eye will also notice we painted the kitchen bulkhead and the entry passage wall a feature colour (it's actually a Haymes colour called Eureka). We're so glad we did this as it really defines the kitchen space and works really well with the spotted gum flooring.<br />
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The only thing left for the kitchen is the glass splash backs, and then the appliance installation (which we're told occurs on the actual day of handover).<br />
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The other works we noticed that had been done are the concrete slab works, which we're told are all complete now (in fact our SS sent us the design engineers report certifying his approvals) as well as the installation of the termite protection barrier. You can see this in the photos below, the orange line that looks like a pipe running next to the slab. This will sit under the landscaping, out of site.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com9tag:blogger.com,1999:blog-7085403822391810546.post-86497120531843080022013-02-10T05:56:00.001-08:002013-02-10T05:56:50.675-08:00Nearing Completion ... One Week to go ... Fingers Crossed<div class="separator" style="clear: both; text-align: center;">
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This photo taken late Sunday afternoon. With one week left on this build, we hope this sky-writer is working for Carter Grange, with a simple message expressing some love our way as we near completion!<br />
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With a pre-handover walk-through scheduled for this Friday morning, CG still have a sh#@-load of work to complete. They say it will be done, who are we to question. We know carpets and floorboards are booked and will be done. We know the painter will be back on Thursday to finish off. We see major works being undertaken to rectify the slab issues, but it's yet to be confirmed when these works will be completed and certified. Same deal with render issues. All plaster works are pretty much done, except they still need to put cornices on the bulkhead above our laundry over-heads. Caulking and sealing still needs to be done. Plumbing works, including digging storm-water pipes much deeper (at present some or not even 50mm deep), still need to be done. Electrical works still need to be done. Glass splash backs and mirrors still need to be done.Fly screens and sliding mesh screens still need to be done. Handles still need to be done. Site clean and rubbish removal still needs to be done.<br />
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We had a look at CG display homes today to get a feel for how this business finishes everything off. We'll compare notes at the walk through<br />
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Here are some photos:<br />
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<tr><td class="tr-caption" style="text-align: center;">Vinyl sliding doors in the laundry. We love our mega-spacious laundry. It really has that wow factor. </td></tr>
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<tr><td class="tr-caption" style="text-align: center;">Mirror sliding doors in master WIR</td></tr>
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There were guys on-site through the week cutting back all the dirt and concrete around the edge of our slab. They were cutting back to the vapour barrier (the black plastic) in such a way that the slab edge can now be inspected. They also attached more new black PVC sheeting. We had a good chat to one of the guys, who confirmed that fixing these mistakes was not a very fun job. Why CG didn't get this mob to pour our slab in the first place, we're not sure, be have now been assured the vapor barrier and the function it serves, is correct.<br />
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You can also see the work down on the front portico. Due to the garage step down issues, the portico front edge will be exposed. To get around this CG have agreed to render the area directly beneath the rendered column.<br />
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Now the vapour barrier (black sheeting) has been replaced or repaired pretty much all around the house. This is along the front of the house.<br />
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The view from our living room, across our dining space and into the kitchen. We are thinking of painting the bulkhead.<br />
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The door to access under the stairs has been installed. It was suppose to be plain MDF, which could then be painted. It's actually been made and finished in a gloss type layer, which apparently cant be painted. Will need to look into this and find out why it wasn't done correctly.<br />
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One thing is for sure. It looks good and is highly functional. This was a really great variation.Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com2tag:blogger.com,1999:blog-7085403822391810546.post-28605410659992711842013-02-06T05:03:00.000-08:002013-02-06T05:03:12.123-08:00Bits & Pieces - This Home Almost CompleteThis home is almost complete and we're doing all that we can to ensure it's completed to high standard and on time.<br />
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The plasterers were back to fix up the faulty bulkheads, complete the plaster reveals for our under stair door and to make good all wall areas where there were defects in the plaster (eg other trades trying to find cables, pipes, etc in the walls behind the plaster) (they missed a repair under bench at the dish washer so will need to return anyway).<br />
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The tiler was back to finish off all the tiling. We have chosen porcelain tiles (Majestic Ivory) and they look fantastic. Tiles are found in all wet areas including the laundry. The stairs from laundry into house have been tiled and they look absolutely fine. No concerns there.</div>
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During all this work, we noticed the handrail for the stairs had been damaged; a chip had been taken out of the hand rail - we mentioned this to our SS and today, this handrail was completely replaced. Great service from CG.</div>
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Also, regarding our carpet. We went into Byron Interiors on Monday to re-select our carpet since our original choice was not in stock. We chose a similar colour from the same range (Cat 3 Riva). We also noted another colour we liked, but this colour was only available in a different carpet range (Cosmopolitan) - which was a Cat 5 carpet and therefore more expensive.</div>
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Anyway, today CG called us to inform that again, our re-selected carpet was not in stock. Before we even had a chance to complain, our administrator apologised and then suggested that CG would be willing to provide us with the Cat 5 carpet (the upgrade) at their cost (ie no extra cost to us). We accepted this offer and feel that this is excellent customer service once again. Really well managed. Thanks CG.</div>
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We're now really just waiting for our glass splash backs, mirrors, wardrobe sliding doors (Crystal), flyscreens and sliding mesh doors (A&L) and kitchen appliances (Harvey Norman). We were lucky enough to bump into Craig from Crystal today on-site, and he's confirmed that he's now all measured up and should have his work complete next week. Just in time. We've scheduled a pre-handover inspection for Friday 15 Feb with our SS and New Home Inspections. Hope all is done by then.</div>
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The couple of remaining external issues requiring attention are:</div>
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1. Retaining wall: apparently done to plan, but looks unfinished and unsightly as is. Will need to discuss this with the construction manager. It just stops (with an H bar at the end) and really looks like it needs one more length of sleeper or something. See what you think.</div>
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2. Concrete slab issues: will touch base with our SS on Friday to see if these have been attended to and if so, to get a copy of the relevant certifications for the works.</div>
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3. Render issues: need to render the front portico and clear away soil along the edge to ensure a clean and sightly finish. Especially the case since our driveway will be at different height to the portico.</div>
Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com0tag:blogger.com,1999:blog-7085403822391810546.post-61933231147852080612013-02-03T03:14:00.000-08:002013-02-03T03:14:08.480-08:00Plumbing & Electrical Fit-Offs completeThere was activity on site last week. The plumbers and electricians were working to complete the fit-offs. Apparently, the plumbers had trouble locating some of the storm water pipes. On Tuesday, large trench type holes had been dug very close to the slab. We did not know the plumbers had dug these holes; we thought that someone was searching for foundations or something. See the photos below. We worried when Melbourne was hit with that deluge of rain Thursday afternoon/evening. The trench holes filled up and we were thought the water might have or could affect the integrity of the concrete slab and/or foundations. We let our SS know our concerns, and he didn't seem too concerned. In any case, the next morning (the Friday), we noticed the plumber had located the pipes in question and connected them up with the down pipes and all looked ok.<br />
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As it is now, most of our down pipes are connected to the storm water pipes, and the storm water pipes are now underground. Inside the house we have taps, toilets and our bath. Regards to electrical, we now have our switches, GPOs, lights (with the exception of a few, like the stair lights), alarm system and points in place per the electrical plan. Couple of corrections required with location of a GPO and location of an external para-flood light, but save from that, electrical is pretty much done now too. </div>
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We still need kitchen appliances (stove, oven, range hood), glass splash backs, mirrors, sliding robe doors and fly screens installed - this will presumably happen through this week. This week will also serve to allow the plasterer to return to fix bulkhead issues and some plaster reveals, carpenter to return to check off and painter to return to finish off the painting works. We're told the concreter will also be back through the week to re-do his work in line with the engineers requirements. As long as we receive a document certifying these works, we're content. To their credit, CG are now on top of this issue and we feel are very committed to having these works done correctly and satisfactorily. </div>
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We've also decided to add a door to a wall so we can access the space under our stair case. CG standard design is the plaster this space off, allowing no access. We will need to liaise directly with the cabinet maker to fit this door; CG have only gone so far as to cut out the door shape and build the plaster reveals.</div>
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One final issue we hope to resolve tomorrow is that of carpet (note: carpet supposed to be installed on Mon 11 Feb, timber floorboards booked for Tues 12 Feb - both apparently one day jobs). We received a call from CG early last Fri morning informing us that the carpet we had selected was not in stock until the end of the month. A little frustrating since this carpet choice has been locked in from the start; to confirm its availability around Jan/Feb would not have been hard. Now we need to take an afternoon off to go back to Byron Interiors to (hopefully) re-select our carpet. We'll keep you posted on this one.</div>
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So basically, if all goes to plan, this house will be completed somewhere between Feb 11 - 14. We'll arrange for a walk-through inspection on Feb 14 (with New Home Inspections). We've told our SS we'd prefer that if he knows there are any problems or defects with works, to rectify these works before our walk-through inspection. In our opinion, the lower the number of problems or defects picked up during this inspection, the better and if New Home Inspections found no defects, we would certainly not be complaining.</div>
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Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com3tag:blogger.com,1999:blog-7085403822391810546.post-71949443971503564752013-01-27T15:11:00.003-08:002013-01-27T15:11:44.686-08:00Tiling done; Garage door installed; Rectification works progressingAustralia Day Long Weekend and we're almost home now. Apparently tiling was completed last week, the garage door has been installed, front retaining wall constructed, some of the down pipes connected and the issues we had with exposed slab caused by the drop in garage height (compared to house) rectified by applying a render to the side of the concrete slab.<br />
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This week the plumber(s) and electrician(s) will return to do all the fit-offs. We imagine this means power points, switches, down lights, other lights, electrical appliances installed; taps, sinks, basins, waste, toilets, heating/cooling systems installed; down pipes and drainage on-site attended to and all connections completed. Glass splash backs will also need to be installed at some stage.<br />
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Also a quick update re some of our other issues.<br />
1. Slab rectification works: CG have already had the original design engineer back out to our site to inspect the slab. The engineer was not satisfied (as we knew would be the case) and will document what should be done and the detail to which these works must be completed, so that CG can arrange to rectify appropriately. This is a great development and we are thankful for the way CG are finally managing the issue. We hope these works are completed in a timely manner and do not affect our completion date. This is what we pushed to avoid all along.<br />
2. Bulkhead issues: some bulkheads need to be rectified and the bulkheads re-painted. We imagine this will be done next week but will need to confirm.<br />
<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com4tag:blogger.com,1999:blog-7085403822391810546.post-39431666859591712782013-01-17T03:57:00.002-08:002013-01-17T03:57:39.509-08:00Painting Done; Stone Bench Tops Installed; Finally met Construction ManagerThrough the week the painting was completed. The colour is Whisper White and our kitchen laminate colour is Polar White (underbench) and Paperbark (overhead). The stone bench tops have also now been installed. They're from the standard range, gloss finish, 20mm and the colour is Mustard White. Looking at the colours together, we think we went a little too safe. If we do this again, probably a slightly warmer wall colour would have been better, perhaps with more yellow. Having said this, the glass splash backs to the kitchen will have their own impact and we're confident the spotted gum floorboards (which will be the last thing to be installed) will certainly add warmth and a statement.<br />
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The wet areas have also been coated in a blue paint, and we understand this is part of the waterproofing before the tiles are laid. We met the tiler (ironically named Ty) this morning and he seems like a nice bloke; he's been described as a 'gun tiler' so we're pleased to have him on the job and to see that he started today. Apparently our tiling will be completed next week.<br />
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We also had a productive meeting with our SS and his construction manager on Tuesday. Good to finally meet the construction manager. Nice guy, we found him to be reasonable and understanding. We discussed some of the live issues on-site namely:<br />
- the additional render to the exposed slab behind the laundry; this work has now been completed and it looks great<br />
- the correction of some plastering issues with the bulkhead in the kitchen and the bulkhead in the master bedroom; these will both be corrected<br />
- the concrete slab rectification works; which we understand have now been referred to one of the CG directors; we're confident these works will take place, will be done to correct specification, will be certified and will be completed very soon.<br />
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Our fixing payment has been made. Our SS has all trades home booked in. So with roughly 4 weeks to go to completion and one final payment to be made, we're well and truly in the home stretch now. We're hoping that CG can bring this home with no major mistakes or misses, that everything goes to plan and that all works we've been told will be done, get done.<br />
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Between now and completion, we will endeavour to visit Byron Interiors one last time and some of the CG display homes one last time to take final notes and to refresh our memory about what we should be receiving at handover. We would urge anyone building to do this for themselves too.Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com1tag:blogger.com,1999:blog-7085403822391810546.post-60671571989000045112013-01-12T21:59:00.000-08:002013-01-12T21:59:29.495-08:00Painting StartsSo it's the new year and CG resumed on our house through the week. The internal painting has started. We noticed sheets up over the windows earlier in the week and by the end of the week most of the house had been undercoated. Some of the doors had also been painted (they are removed and painted on-site) and they had also started on the front door.<br />
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Through the week, we have also been attempting to resolve some of the outstanding issues from last year. The plan is to meet up with our SS on Tuesday to inspect some of our areas of concern and how these will be addressed. This meeting will also provide a chance to get an update on the painting, and an indication of the flow of trades and relative time frames moving forward.Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com0tag:blogger.com,1999:blog-7085403822391810546.post-73454374571526818152012-12-24T04:53:00.003-08:002012-12-24T04:53:43.346-08:00End of Year Update: Progress & Lessons in Home BuildingThanks everyone for following this blog and the progress of our house build through the year. Sorry for the long end-of-year summary post.<br />
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What started out as a simple idea to document our experience during the construction of our home has really become a great way to interact with others who are presently going through a similar experience (be it with CG or any other builder) and even those considering to build. We have enjoyed being able to share many things we simply did not know or understand at the beginning of this process; many things we wish we knew from the start because they would have saved us valuable time and money and undue stress and worry.<br />
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So after five and half months of building, our house is structurally able to be locked up, the kitchen and stairs have been installed (but none of the items that create a home like toilets, sinks, basins, taps, benchtops, handles, etc) and all the plaster, doors, skirts and cornices are in place ready for internal painting.<br />
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Take a look!<br />
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Overall CG have been very good and most responsive to our concerns. Like any interaction, there will be disagreements and misunderstandings along the way. The main issues we face are probably a result of head office promises not being relayed clearly or effectively to our SS and his building team.<br />
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The first issue is our <b>completion date</b>, which has already been pushed back by about 4 weeks. We are doing everything we can to limit it being pushed back any more. The problem is our SS was never told that we had negotiated different contractual terms for our build period with head office sales and management. Our SS has told us that <b>liquidated damages</b> are there to compensate owners in the event the builder goes over the nominated build period. We understand this and this is part of the reason we also negotiated higher liquidated damages (luckily), however, we strongly feel that builders' miss the point here. At the start of this build, we believed that CG would complete our home in January 2013 ("and do everything possible to have us in before Christmas 2012") because this is what we were told'by one of its directors. Truth is that we were probably a bit naive, because according to our SS, there was never any chance of this happening.<br />
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<b>Lesson</b>: don't believe it when sales tell you they'll have you in your home by a certain date. Once you have signed, the build process will follow a standard schedule and take a standard amount of time and if it goes over, the builder will simply pay liquidated damages rather than re-allocate resources to meet contractual timelines.<br />
<b>Our advice</b>. Negotiate a much higher liquidated damages before signing. An amount that will make the builder not want to overshoot contractual date of completion.<br />
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The second issue is our <b>lower garage/laundry wall height</b>. We've posted about this in the past (at the very start of this build in fact) - CG advised us that the local council had an objection with the height of the wall and that we had to drop the height of the garage/laundry as a result. We were reluctant due to the fact it created steps we did not want as well as an unsightly cavity sliding door. We did not think to question the notations for this variation. We should have, because we will now either have to accept that the house has a beautiful stained timber stair case that lands onto 2 steps that will be tiled, or pay extra money to upgrade to 2 stained timber steps (which is our preference, since it ties in with the rest of the house).<br />
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<b>Lesson</b>: do not assume anything. We naturally assumed (as probably any reasonable person would) that since the steps in the house were timber, the steps created as a result of a builder initiated variation, would be of the same material, therefore retaining a natural flow. This is not the case.<br />
<b>Our advice</b>. Never assume that just because you've talked about it with your sales person, or seen it in the display home, that that's what you'll get. In fact, you will get what has been documented in your contract and if the contract doesn't spell the item out correctly, you will get the most cost effective option, rather than the option that makes reasonable sense.<br />
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The other very live issue we will need to manage in the new year is our <b>slab rectification works</b>. We're strong on this because the slab is vitally important to the overall long term integrity and performance of the house. It is the foundation on which everything else is built, and we expect the slab to be constructed absolutely correctly.<br />
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We're at a bit of a stalemate over the Christmas break. The slab rectification works were identified as defects in both the Frame and Pre-Plaster inspection reports conducted by our private building inspector. We're paid our building inspector good money to protect our interests during this build, so when he makes a recommendation, we'd be stupid not to follow it.<br />
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CG have countered these reports stating that, as a builder, they are satisfied the slab is fine and the rectification works that have taken place to date have been done correctly, effectively and entirely.<br />
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This is how the slab looks presently. Feel free to let us know your thoughts, especially if you have any experience in this area.<br />
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We're still not happy. We think there is still work to be done. We know that the the work pictured does not satisfy the rectification specifications detailed by the original design engineer. We know that CG have not followed our inspectors recommendations and we know that the relevant building surveyor has not inspected these works, nor certified them. We will talk to the relevant people about all of this in the new year.<br />
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With Christmas already here, these issues will go on hold until the new year. We really hope CG will be equally responsive to our concerns next year as they have been this year. With build time, the reality is we are where we are. Nothing can change this.<br />
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With the realisation that there is still a load of work that needs to be done, we are hoping that the remaining outstanding issues, that should already have been completed (but weren't because they were either missed or required rectification), will not disrupt and/or prevent the smooth and timely completion of the rest of the home - namely, painting, tiling, fixing off all the items inside the house, fixing off the plumbing and electrical, shelves, flooring, etc.<br />
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All in all, the Hyatt38 house looks fantastic on our block. We love the metal colour bond roof and the render colours we have chosen. The inside of the home is coming along too. We have been told by CG that they will wait until 7 or 8 of January to get a specific painter to do the painting because he does a great job. Let's hope this is the case. We can't wait to see the home fully painted with all the internal items fixed in place. We are also looking forward to seeing this home with it's tiles, floorboards and carpet.<br />
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Between now and completion, we will also start to obtain quotes and design ideas about landscaping, fencing, walls, decking and driveways. If you have experience (or know anyone that does) in any of these areas, we'd love to hear from you.<br />
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Finally, we have created an email account for any private communications. Feel free to continue to post comments to this blog and/or email us directly.<br />
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<b>twinstar1001@gmail.com</b><br />
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For now, Merry Christmas and Happy New Year.<br />
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For those currently building, good luck with getting your homes to completion and handover smoothly. For those considering building, watch this space. We have learnt so much from this experience and stand to learn loads more as our house nears completion and then is handed over to us. Hopefully, we can help you avoid many of the "learning experiences" we have experienced during our build process, as well as pre-build contract stage and post completion hand-over stage. And yes, we plan to continue this blog after our house has been handed over.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com0tag:blogger.com,1999:blog-7085403822391810546.post-80300122682624497532012-12-12T04:54:00.000-08:002012-12-12T04:54:37.443-08:00Kitchen & Stairs InstalledKitchen went in yesterday and stairs started yesterday and finished today. Thought the carpenter was due back today, but he must be on the job tomorrow. Talked to our SS today who confirmed the slab rectification works will be complete "well before Christmas". Let's wait and see.<br />
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Apparently it takes 4 days (Fri, Mon, Tues, Wed) for plasterers to patch and sand, which we find very surprising since they hung the plaster for the entire house (ground and first floor and ceiling) in a day! We still feel the painting should at least be started before Christmas. In fact, there was actually enough time to finish the painting before Christmas!<br />
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The stairs look really good and they'll look fantastic when stained. The kitchen also looks good. Plenty of space. It will look great when fitted off with the benchtops, sinks, taps and appliances.<br />
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<br />Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com16tag:blogger.com,1999:blog-7085403822391810546.post-69412219945189077282012-12-11T04:37:00.003-08:002012-12-12T04:08:38.315-08:00Meeting with our SSThe Monday meeting was postponed to today. So we met our SS early this morning and firstly, must say, it was disappointing to see that nothing at all was done yesterday. For a company supposedly trying their best to reach handover by the date stipulated in our contract, we feel plenty can be achieved in a day.<br />
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Take today (Tuesday) for example. The entire kitchen, all cabinets (vanities, laundry) and the stairs were all installed today (photos to come). This is an amazing amount of work. We're told the carpenter will be back tomorrow to finish off door frames, window frames, skirts and touch-ups and then the plasterers will return on Thurs/Fri to do their "patch and sand" which is essentially finishing off their work such that all surfaces are adequately prepared and ready for the painters. We are not sure then what else needs to be done before the painting commences and need to clarify why painting can not start next week. As it stands, our SS suggested the painting would commence in the first week on January, but we would hate to think CG have just written off next week.<br />
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We discussed the slab issues with our SS on-site today too. He was supposedly meeting with the concreter today to discuss the rectification. We also need to confirm if this happened. Our SS has assured us the slab faults will be rectified in accordance with the design engineers slab detail and we have once again requested a copy of the relevant building surveyor's inspection report and certification that the slab works have been completed and done entirely and correctly this time around.<br />
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The matter of the hebel and the hebel rebate over the slab is still a very <u>live</u> issue. Our private building inspector did not end up meeting with CG managementlast Friday and our SS, while sympathetic (he actually agrees with us that the hebel bottom finish and the matter of landscaping against the hebel panels are both areas of concern), says that this matter rests with CG management who are currently in the process of formulating a solution. At this stage, we will need to wait and see, but we will certainly be seeking an answer before we sign off on fix.<br />
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Those following this blog who are just starting out on their build and who have chosen to build using hebel panels (which will be <u>all</u> CG clients), need to be aware of these issues when building with hebel. We don't want issues with slab heave or water ingress leading to damp issues in the future, and nor should you. This is the reason we are so keen to hear how CG will be addressing this issue. Will keep you all posted.<br />
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Hyatt38 (Carter Grange)http://www.blogger.com/profile/05707293602440775565noreply@blogger.com3