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Affordable Housing Minimum Specification Affordable Housing Minimum Specification October 2012 (Updated March 2013)

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Affordable Housing Minimum Specification 29

Affordable Housing

Minimum Specification

October 2012

(Updated March 2013)

Affordable Housing Minimum Specification 1

Affordable Housing Minimum Specification 2

CONTENTS

CONTENTS ...................................................................................................................................................... 2

1. PRELIMINARY AND GENERAL REQUIREMENTS .................................................................... 6

1b. Measurement .......................................................................................................................... 6

1c. Materials .................................................................................................................................. 6

1d. Labour and equipment .......................................................................................................... 6

1e. Fees ......................................................................................................................................... 6

2. EARTHWORKS ................................................................................................................................. 7

2a. Clearing ................................................................................................................................... 7

2b. Other buildings/adjoining properties .................................................................................... 7

2c. Cut and fill ............................................................................................................................... 7

2d. Stormwater Drainage ............................................................................................................. 7

2e. Retaining walls and masonry fences................................................................................... 8

2f. Termite management system ............................................................................................... 8

2g. Crossovers .............................................................................................................................. 8

3. CONCRETING ................................................................................................................................... 8

3a. Vapour barrier ......................................................................................................................... 9

3b. Reinforcement ........................................................................................................................ 9

3c. Formwork (multistorey construction) ................................................................................... 9

3c. Concrete placing .................................................................................................................... 9

3d. Footings ................................................................................................................................... 9

3e. Slabs ........................................................................................................................................ 9

3f. Pipes and conduits............................................................................................................... 10

4. METAL WORK ................................................................................................................................. 10

4a. Beams, columns and lintels ................................................................................................ 10

4b. Metal door frames ................................................................................................................ 10

4c. Electric/gas meter box ......................................................................................................... 10

5. BRICK AND BLOCK WORK .......................................................................................................... 10

5a. Mortar mixes ......................................................................................................................... 10

5b. Control joints ......................................................................................................................... 10

5c. Setting out ............................................................................................................................. 11

5d. Damp proof course and weep holes ................................................................................. 11

5f. Wall ties fixing straps and tie-down systems ................................................................... 11

5g. Tie-down straps .................................................................................................................... 11

5h. Weatherproofing ................................................................................................................... 11

5i. Wall chasing .......................................................................................................................... 11

5j. Piers ....................................................................................................................................... 12

5k. Concrete Beam Lintels ........................................................................................................ 12

Affordable Housing Minimum Specification 3

5l. Window sills .......................................................................................................................... 12

5m. Meter box .............................................................................................................................. 12

5n. Making good and cleaning up ............................................................................................ 12

6. CONCRETING ELEMENTS WITH BRICK MASONRY............................................................. 12

6a. Masonry supporting cast in situ concrete elements ........................................................ 12

6b. Reinforcement ...................................................................................................................... 12

6c. Wall flashing .......................................................................................................................... 12

7. FRAMING ......................................................................................................................................... 12

7a. Materials ................................................................................................................................ 13

7b. Floor, wall, roof framing ....................................................................................................... 13

7c. Eaves and soffit linings ....................................................................................................... 13

8. ROOF COVER ................................................................................................................................. 13

9. ROOF AND WALL CLADDING ..................................................................................................... 13

9a. Terra-cotta or concrete tiles................................................................................................ 13

9b. Metal deck roofing ................................................................................................................ 13

9c. Wall cladding ........................................................................................................................ 13

10. ROOF PLUMBING .......................................................................................................................... 13

10a. Eaves, gutters and downpipes ........................................................................................... 14

10b. Metal eaves fascia ............................................................................................................... 14

10c. Downpipes ............................................................................................................................ 14

10d. Stormwater connection ....................................................................................................... 14

10e. Valleys ................................................................................................................................... 14

10f. Flume vent ............................................................................................................................ 14

10g. Window hoods ...................................................................................................................... 14

11. ELECTRICAL ................................................................................................................................... 14

11a. Light fittings ........................................................................................................................... 15

11b. Power points ......................................................................................................................... 15

11c. Exhaust fan and/or rangehood ........................................................................................... 15

11d. Electric appliances ............................................................................................................... 15

11e. TV aerial outlet ..................................................................................................................... 15

11f. Telephone and data connection ........................................................................................ 15

11g. Telephone outlets (multistorey construction) ................................................................... 15

11h. Switches ................................................................................................................................ 16

11i. Consumer mains cabling .................................................................................................... 16

11j. Dwelling unit wiring .............................................................................................................. 16

11k. Smoke alarms ....................................................................................................................... 16

11l. Socket outlets ....................................................................................................................... 16

11m. Earth electrodes and earth conductors ............................................................................. 17

11n. Switchboard construction .................................................................................................... 17

Affordable Housing Minimum Specification 4

11o. Distributed master metering ............................................................................................... 17

11p. Common services power socket outlets ........................................................................... 17

11q. Garden reticulation cabinet ................................................................................................. 17

11r. Telephone outlets ................................................................................................................ 18

12. AIR CONDITIONING ...................................................................................................................... 18

13. JOINERY AND CABINET WORK ................................................................................................. 18

13a. Robe recess .......................................................................................................................... 18

13b. Wardrobe ............................................................................................................................... 18

13c. Pantry and broom/linen cupboards ................................................................................... 18

13d. Kitchen fitout ......................................................................................................................... 19

13e. Laundry fitout ........................................................................................................................ 19

13f. Bathroom cabinet ................................................................................................................. 19

14. HARDWARE .................................................................................................................................... 19

14a. Toilet paper holder ............................................................................................................... 19

14b. Shower screen and pivot door or tri-slider ....................................................................... 19

14c. Towel rail ............................................................................................................................... 20

14d. Grip rail (where applicable or requested only) ................................................................. 20

14e. Mirrors (to bathroom vanity only or ensuite) .................................................................... 20

15. PLASTERING .................................................................................................................................. 20

15a. General .................................................................................................................................. 20

15b. Internal walls ......................................................................................................................... 20

15c. External rendering ................................................................................................................ 20

16. SANITARY PLUMBING, SEWERAGE AND DRAINAGE ......................................................... 20

16a. Gas fitting .............................................................................................................................. 21

16b. Appliances and flues ........................................................................................................... 21

16c. Sewer connection................................................................................................................. 21

16d. Effluent disposal system installation ................................................................................. 21

16e. Fixtures .................................................................................................................................. 21

16f. Water Meters ........................................................................................................................ 21

16g. Cold water supply................................................................................................................. 21

16h. Hot water systems ............................................................................................................... 22

16i. Taps ....................................................................................................................................... 22

16j. Stand pipes ........................................................................................................................... 22

16k. Vent pipes ............................................................................................................................. 22

17. CEILINGS / PLASTERBOARD ..................................................................................................... 22

17a. Ceilings .................................................................................................................................. 22

17b. Ceiling linings ........................................................................................................................ 22

17c. Cornices ................................................................................................................................ 22

17d. Roof space access............................................................................................................... 22

Affordable Housing Minimum Specification 5

18. WINDOWS AND DOORS .............................................................................................................. 23

18a. Window and door frames .................................................................................................... 23

18b. Doors ..................................................................................................................................... 23

18c. Architraves ............................................................................................................................ 23

18d. Door furniture ........................................................................................................................ 23

18e. Door buffers .......................................................................................................................... 23

18f. Cupboards ............................................................................................................................. 23

18g. Insect screens ...................................................................................................................... 24

18h. Barrier doors ......................................................................................................................... 24

19. CERAMIC TILING ........................................................................................................................... 24

19a. Background surface ............................................................................................................. 24

19b. Wall tiles ................................................................................................................................ 24

19c. Wet areas .............................................................................................................................. 24

19d. Location of Wall Tiles .......................................................................................................... 24

19e. Ceramic floor tiles ................................................................................................................ 25

20. PAINTER .......................................................................................................................................... 25

20a. Surfaces to be painted ........................................................................................................ 25

20b. External concrete surfaces ................................................................................................. 25

20c. General .................................................................................................................................. 25

20d. Materials ................................................................................................................................ 25

20e. Preparation............................................................................................................................ 25

20f. Workmanship ........................................................................................................................ 26

21. FLOOR COVERINGS ..................................................................................................................... 26

22. WINDOW TREATMENTS .............................................................................................................. 26

23. THERMAL INSULATION ............................................................................................................... 26

23a. Reflective insulation ............................................................................................................. 26

23b. Bulk insulation ...................................................................................................................... 26

23c. Building sealing .................................................................................................................... 27

24. EXTERNAL WORKS ...................................................................................................................... 27

24a. Fencing .................................................................................................................................. 27

24b. Gates ..................................................................................................................................... 27

24c. Security .................................................................................................................................. 27

24d. Driveway, garage or carport floors .................................................................................... 27

24e. Clothes Drying Facilities ..................................................................................................... 27

24f. Landscaping.......................................................................................................................... 28

24g. Letterboxes ........................................................................................................................... 28

25. PAVING ............................................................................................................................................ 28

26. HAND OVER .................................................................................................................................... 28

27. OTHER ............................................................................................................................................. 28

Affordable Housing Minimum Specification 6

1. PRELIMINARY AND GENERAL REQUIREMENTS

This specification outlines fair and reasonable requirements for affordable residential construction. For further information on the requirements refer to the accompanying addenda and other contract documents, such as drawings and details. In the event of any inconsistency in document wording between this specification and the addenda, the latter takes precedence. If there is any conflict between the specification and contract drawings, the latter takes precedence.

The content of this specification, is align with that of the requirements of the West Australian Construction Industry standard “turnkey” Class 1 residential housing, and the performance criteria of the Building Code of Australia (BCA) Volume 2 and all relevant Australian Standards.

This specification has incorporated the Principal’s requirements for multistorey construction comprising of Class 2 buildings as applicable. All elements of the multistorey construction are required to conform to the relevant compliance and performance criteria of that of the Building Code of Australia (BCA) Volume 1 and 2; and relevant Australian Standards.

1a. Building Code of Australia

This specification refers to deemed to satisfy provisions of the Building Code of Australia (BCA) (as amended), any regulations that are related, and relevant to, Australian Standards (as amended). BCA compliance may also use an alternative solution. Any construction method, details and materials not documented in this specification must be separately documented and address the relevant performance criteria of the BCA as an Alternative Solution.

1b. Measurement

Sizes and dimensions are in millimetres (mm) unless otherwise stated and are nominal only.

Measurements in the specification and on drawings are nominal. The main floor level height must be as indicated on approved drawings. Measurement is taken between stud framing members and between brick or block work (excluding wall finishes or cladding materials). Ceiling height is determined from the finished floor height prior to the placement of floor finishes unless otherwise noted; i.e. from top of floor slab and underside of ceiling lining floor. Allowance for the thickness of lining must be given when not included in the dimensions.

1c. Materials

All materials must be new, of good quality, conform to the specification and be supplied by the Builder or its subcontractors. The Builder must provide, store and handle all materials in accordance with manufacturer and supplier recommendations. Materials excess to requirement remain the Builder’s property to be removed at the Builder’s discretion prior to handover.

1d. Labour and equipment

The Builder must supply directly or through its subcontractors, all labour and equipment necessary to complete the works. Skilled labour must be employed in all trades to provide the specified finishes.

1e. Fees

The building contractor is responsible for payment of all statutory charges, application fees and building services levies.

Affordable Housing Minimum Specification 7

The building contractor is also responsible for payment and retaining current of all insurances, including against theft, loss and damage, public liability and workers compensation as per statutory requirements.

2. EARTHWORKS

The specification is based on a Standard Class A site (as determined by AS2870 and BCA 3.2.4). The contract sum is a Guaranteed Maximum Price and will not be varied in respect of unforeseen site works items or circumstances.

2a. Clearing

Unless otherwise stated in the addenda, clear areas to be occupied by the building or other works such as paving, landscaping, excavation and 1500mm clear of the building or to allotment boundaries whichever is less, or to suit Statutory Authority requirements.

Fell trees within the area to be cleared and remove stumps and roots. Remove this material.

Provide a temporary fence or safety barrier when required by local authority. Arrange, where necessary, for fence removal and subsequent replacement.

2b. Other buildings/adjoining properties

Carry out required excavation within 3 metres of other buildings and boundaries to comply with BCA section 3.1 and requirements of a structural engineer.

Carry out sharing or underpinning as per structural engineer’s requirements.

Arrange for dilapidation report as necessary.

2c. Cut and fill

Refer to requirements of structural engineer. Grade base to be cut away from building.

Fill and finish level with surrounding surface all holes formed in clearing the site or in the course of the works. As required, provide and thoroughly compact fill below concrete floor slabs to Statutory Authority requirements and a signed engineer’s compaction certificate.

To meet BCA requirements, sand fill must not contain gravel sized particles and must achieve a blow count of 7 or more per 300mm to conform to AS1289. Compact controlled fill (up to 800mm deep) in layers not more than 300mm deep using a vibrating plate or roller. Compact rolled fill (up to 600mm deep) in layers not more than 300mm deep using an excavator or similar machine.

Extend fill 1.0 metre past the building perimeter to a maximum slope of 1:2 to natural ground. Provide engineer’s signed compaction certificate before construction commences.

Excavate footings with clean cut vertical sides, level bottoms, stepped as required and taken to even bearing.

2d. Stormwater Drainage

The treatment of stormwater within the block must be designed to suit the climate, soils and local authority requirements. The stormwater system must have grated pits, soakage drains or other piped systems to disperse surface water from the site in the event of a storm surge to ensure no flooding of the building occurs. All systems elements, i.e. soakage drains, grated pits and pipes must be adequately sized for purpose and local conditions.

Affordable Housing Minimum Specification 8

2e. Retaining walls and masonry fences

Retaining walls and masonry fences to be designed and constructed to comply with BCA, AS3700 Masonry Structures and/or structural engineer design.

2f. Termite management system

Termite management to be performed by a licensed pest contractor and to comply with BCA and AS3660.1. Secure a durable notice to the building (in the meter box) indicating the type of protection, date installed and other information to conform to the Australian Standard.

Seal all pipe penetrations to the main floor slab with physical barrier or approved products. Alternatively treat pipe penetrations with approved treatment in accordance with relevant Australian Standards.

2g. Crossovers

Construction of crossovers to be in accordance with the Local Authority requirements.

3. CONCRETING

To be constructed as per engineer’s signed details and Statutory Authority requirements and as on working drawings.

Concrete to be manufactured to comply with AS3600 and have a minimum strength of 20MPa at 28 days, aggregate size of 20mm and the slump of fresh concrete to be not more than 100mm. Mixing and placing of concrete to be of good trade standard. Concrete to be placed and finished immediately it is either site-mixed or delivered. Ready-mixed concrete to comply with AS1379.

For multistorey construction, engage an NATA registered laboratory to certify that the following complies with Australian Standards AS1379:

a) Concrete footings

b) Concrete columns

c) Suspended concrete elements (beams, floors, landings, stairs and slabs.

Each sample shall be tested for slump at the contract site. The concrete element, day and slump test result of each sample shall be recorded and specimens identified with their sample.

The sampling record, compressive strength test results and assessment report shall be supplied to the Superintendent.

Hardened concrete elements not conforming to the contract documents, as determined by the superintendent, and at the expense of the contractor, shall be liable to any of the following:

a) Structural appraisal and test

b) Remedial work

c) Removal

d) Replacement

Affordable Housing Minimum Specification 9

3a. Vapour barrier

Vapour barrier to be a minimum 0.2mm nominal thickness polyethylene film, medium impact resistant and branded continuously “AS2870, Clause 5.3.3 Concrete underlay, 0.2mm Medium impact resistance”.

Lap vapour barrier is to be not less than 200mm at joints and tape or seal penetrations.

3b. Reinforcement

Reinforcement for concrete to be welded as required or specified with wire reinforcing fabric, trench mesh or steel reinforcing bars to comply with BCA, AS2870, and/or structural engineer’s requirements. Clean reinforcement of loose rust, mud, paints and oils immediately prior to concrete pour.

Lap reinforcement to meet BCA requirements, firmly fixed to prevent movement during concrete works and supported off the ground by suitable bar chairs (spaced not more than 800mm centres and placed on flat bases when used on soft foundation material or plastic, and minimum concrete cover to meet BCA requirements).

For multistorey construction supports should be provided at 600mm centres. Reinforcement should be moved to either side of holes in the slab unless otherwise shown on contract drawings.

3c. Formwork (multistorey construction)

The material, design and construction of formwork shall comply with Australian Standard

AS1509.

Exposed corners of concrete should have a 20mm chamfer, unless otherwise shown on

contract drawings.

Concrete surfaces exposed to viewing shall have a Class 2B finish, while surfaces permanently

concealed from view shall have a Class 4 finish in accordance with Australian Standards

AS1510.

Stripping of forms and removal of formwork supports shall comply with the requirements of

Australian Standards AS3600.

3c. Concrete placing

Place concrete to avoid segregation and adequately compact by rodding, spading, mechanical vibration or other recognized means. Smooth trowel finish floor slabs. Set down wet areas as per drawings 30mm, with slab thickness maintained throughout.

3d. Footings

As detailed in BCA and AS2870 or to comply with structural engineer’s details.

3e. Slabs

Construct raft foundation slabs to comply with BCA and AS2870 or to structural engineer’s details.

Garage slab to be 85mm, thicken around perimeter where no strip footings to sit on.

Slab thickness 85mm if approved by Engineer.

Affordable Housing Minimum Specification 10

3f. Pipes and conduits

In multistorey construction:

a) Hot water piping embedded in concrete shall be lagged.

b) Conduits and pipes, which are horizontal in slabs, shall be located in centre of slab depth, with 25mm minimum space between them.

4. METAL WORK

4a. Beams, columns and lintels

All beams and lintels must comply with BCA Part 3.4.4, and relevant Australian Standards AS4100 and AS4600.

Corrosion protection must comply with BCA Clause 3.4.4.4 based on steel member exposure (ie, coastal and industrial environments). Protect lintels and masonry accessories to comply with BCA Parts 3.3 and 3.5 depending on environment classification.

Lintels to be galvanized as per BCA requirements.

Transportation, handling and storage of structural steel on site must ensure corrosion protection is maintained.

For multistorey construction provide lintels over openings in the brickwork in accordance with engineer’s details and/or the Building Code of Australia. Provide protected steel lintels under concrete floor slab in accordance with engineer’s details and or Building Code of Australia.

4b. Metal door frames

Install metal door frames shown on drawings to comply with manufacturer’s specifications.

4c. Electric/gas meter box

To be standard metal single or combined cabinet, with corrosion protection, located as shown on drawing and to comply with Statutory Authority requirements.

5. BRICK AND BLOCK WORK

Bricks and/or blocks to comply with AS/NZS 4455.1 and 4455.3. Shape, size and colour to be as stated in the addenda.

Design and construction of masonry to comply with AS3700.

Masonry units for walls in multistorey buildings which support concrete floor slabs or are multistorey shall have a minimum characteristic unconfined compressive strength of 15mpa unless otherwise nominated on drawings.

5a. Mortar mixes

Mortar to comply with AS3700 including any additives such as colouring. Masonry bed and joints to be nominal 10mm to vertical gauge of 7 courses = 600mm.

5b. Control joints

For multistorey construction provide uniform control joints at the same position as all other

control joints. Clean and free control joints of hard material before filling.

Affordable Housing Minimum Specification 11

Fill movement control joints with joint sealer and caulking; provide caulking to external face of

control joint.

5c. Setting out

For multistorey construction use a masonry saw in preparation for setting out masonry units.

5d. Damp proof course and weep holes

Provide same weep-holes in external leaf above suspended floor slab interrupting cavity.

5e Walls separating dwelling units (multistorey construction)

For multistorey construction walls separating dwelling units shall be constructed in accordance with the Building Code of Australia with the fire rated wall commencing at the footing or ground slab and extending at least to the underside of the roof covering.

Walls separating units must not be crossed by timber or other combustible material except for roof battens with dimensions of 75mm x 50mm or less, or roof sarking.

Walls separating dwelling units must have a gap at the top of the wall and the underside of the roof covering packed with fire-resisting material.

A non-combustible vertical lining must separate eaves, verandahs and similar spaces that are open to the roof space and are common to more than one dwelling.

Party walls should be constructed of an approved acoustic brick with resilient wall ties.

5f. Wall ties fixing straps and tie-down systems

Install wall ties to comply with BCA Clause 3.3.3.2 and AS3700. Corrosion protection to comply with BCA Clause 3.3.3.2 and Table 3.3.3.1 for coastal and industrial areas.

Door and window frames to be fixed with 300mm 32x0.8mm kinked galvanized steel straps fixed to back of frames and set 150mm into courses at intervals not more than 400mm.

5g. Tie-down straps

32x0.8mm or 25x1.0mm galvanized straps at not more than 1.2m centres corresponding with truss/rafter positions in accordance with BCA Clause 3.3.3.3 or as per engineer’s requirements.

5h. Weatherproofing

Cavity to be between 35–65mm in cavity masonry. Width to be maintained where services or insulation are provided. Where mullions provided within cavity, provide damp-proof course (DPC) between external leaf and mullion to prevent moisture penetration.

Provide cavity walls with weepholes above any DPC installed at maximum 1.2m centres to comply with BCA.

Install DPC to provide continuous barrier around building. DPC to be not less than 150mm above adjacent ground level, or 75mm above finished surface sloping away from wall.

Provide flashing where cavity masonry wall is interrupted by structural element (roof, wall), opening or like. Flashing materials to comply with AS2904.

5i. Wall chasing

Where services are to be installed within a masonry wall, perform chasing to maintain structural integrity of wall, as per AS3700 and engineering requirements.

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5j. Piers

Isolated piers in carport, veranda and like construction to be not less than 290mm x 290mm and not more than 2.7m high, spaced not more than 3.0m centres, and be reinforced to comply with BCA Clause 3.3.1.4 or engineering requirements.

5k. Concrete Beam Lintels

Reinforced concrete beam lintels to comply with AS3600 or engineer’s requirements.

5l. Window sills

Window sills as shown on drawings or to detail stated in the addenda.

5m. Meter box

Build in meter box to Statutory Authority requirements in position as shown on drawings.

5n. Making good and cleaning up

Make good, point up around pipes, flashing and other areas to match finished work. Clean down exposed brickwork.

6. CONCRETING ELEMENTS WITH BRICK MASONRY

6a. Masonry supporting cast in situ concrete elements

For multistorey construction provide a slip sheet to the top of the masonry supporting cast in-situ concrete. The slip sheet should be of an approved coated aluminium or polyethylene flashing material.

Install slip sheet before constructing masonry structures to underside of concrete elements.

6b. Reinforcement

For multistorey construction, reinforce masonry walls prior to pouring suspended concrete floor slabs. Use two 6mm diameter galvanized steel rods built into the joint one course above the slab with 25mm cover.

6c. Wall flashing

For multistorey construction provide wall flashing across external wall cavity above suspended floor slab interrupting cavity. Build flashing 25mm into internal leaf one course above floor slab, step down cavity to floor slab and build into external leaf.

Flashing material should be an approved coated aluminium or polyethylene material.

Build flashing 25mm into internal leaf one course above floor slab, step down cavity to floor slab and build into external leaf.

7. FRAMING

Framing work to be as shown on drawings or as required to effectively complete the works to conform to good trade practice.

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7a. Materials

Framing materials to conform to relevant Australian Standards. Steel to conform to AS4100 and AS4600. Timber members to conform to relevant Australian Standards (ie, mechanically graded timber (AS1748), LVL (AS4357), Glulam beams (AS1328)).

H2 treated roof timbers, H3 treated when timbers are exposed.

7b. Floor, wall, roof framing

Steel framing to conform to National Association of Steel Housing (NASH) Standard.

Timber framed construction to conform to AS1684 Timber Framing Code as applicable and AS1720.1 Timber Structures – Design Methods.

Alternatively, framing to be in accordance with engineer’s design. Steel in roof cover to be of natural finish.

7c. Eaves and soffit linings

External fibre-cement sheets to conform to AS/NZS2908.2 and BCA Clause 3.5.3.5.

Eaves to be lined, and hips, valleys and gables forward as per working drawings.

8. ROOF COVER

Clay tiles, pigmented cement or Colorbond sheeting with matching cappings as indicated on working drawings or in addenda.

Fixing to comply with manufacturer’s instruction and BCA requirements.

Flue vents to be positioned as required.

9. ROOF AND WALL CLADDING

9a. Terra-cotta or concrete tiles

Roof tiles to conform to BCA Part 3.5.1, AS2049 and AS2050. Cover whole of roof framing with terra-cotta or concrete roofing tiles as stated in the addenda. Fix to timber battens. Install sarking where required or as per manufacturer’s recommendation.

9b. Metal deck roofing

Metal deck roofing to be Colorbond sheet as stated in the addenda and comply with BCA Part 3.5.1, AS1562.1 and AS1562.2. Depending on exposure, protect metal deck roofing from corrosion to comply with BCA.

9c. Wall cladding

Timber or fibre-cement weatherboard cladding and fibre-cement or plywood sheet cladding to be installed in accordance with BCA Part 3.5.3 with flashing at openings in accordance with BCA Part 3.5.3.6. Flashing materials to comply with AS/NZS2904.

10. ROOF PLUMBING

Gutters, fascias and downpipes to be Colorbond with colours selected from standard range.

Affordable Housing Minimum Specification 14

10a. Eaves, gutters and downpipes

Provide eaves gutters with straps or as recommended by manufacturer. Install gutters and downpipes to conform with BCA Part 3.5.2 and AS3500.3 or AS3500.5 section 5.

Gutters shall have mitred angles, stopped ends, nozzles and downpipe outlets at back.

Fixed gutters with galvanized straps to rafters or fascia as recommended by the manufacturer or as required.

Lap seal and rivet all joints and junctions.

10b. Metal eaves fascia

Provide galvanized or zincalume eaves fascia for eaves gutter.

Fix to each rafter with straps or clips as recommended by the manufacturer.

10c. Downpipes

Secure downpipes to walls with not less than two metal straps. These straps shall be Colorbond.

Provide and fix downpipes via pop rivets to gutter outlets, including all bends, shoes, etc.

10d. Stormwater connection

Connect downpipes to adequate stormwater drainage system system to local authority requirements.

10e. Valleys

Line valleys with zincalume or Colorbond sheet steel turned up under roofing and for full width of valley boards, lapped 150mm at junction and having beaded edges. Valleys to be a minimum 300mm wide.

10f. Flume vent

Form ceiling vent of 150mm diameter steel sheet. Take vent through roof, flash and fit with cowl.

10g. Window hoods

Provide spouts for gutters to window hoods, except when window hood is an extension of the main roof then downpipes are required.

11. ELECTRICAL

Supply and install consumer mains from the designated point of attachment to the new site main switchboard in accordance with supply authority requirements and as indicated on the design drawings.

Supply and install all cable tails, cable lugs, etc as identified by the supply authority.

A licensed electrical installer is to execute electrical installation to point of supply to conform to AS3000, other relevant standards and supply authority requirements.

Power supply to be underground 415/240 volt, single-phase, 50 Hertz A.C. unless otherwise stated on schedules or drawings. All equipment supplied shall be suitable for the actual voltage and frequency available from the supply authority.

Affordable Housing Minimum Specification 15

All electrical conduits to be chased in.

11a. Light fittings

Install light fittings to conform to the electrical plan and addenda. Recessed lighting to conform to BCA Part 3.12.1.

Adequate lighting levels to be provided and to include lighting to front entry door, rear door and covered outdoor areas.

Generally “oyster” light fittings and shades throughout, fluorescent or LED lighting in kitchen. Florescent lighting in garage.

11b. Power points

Provide and fix power points to conform to the electrical plan and addenda.

Provide a double weatherproof GPO to external wall in covered patio.

11c. Exhaust fan and/or rangehood

Install exhaust fans to conform to the electrical plan and addenda. Fix exhaust fans in habitable rooms with a sealing device such as a self-closing damper or filter to conform to BCA Part 3.12.3.

Exhaust Fans - 250mm, installed in kitchens and bathrooms and operated by separate wall switches

Rangehoods, when nominated shall be 900mm (min), with dual fan and be installed in accordance with manufacturers instuctions.

11d. Electric appliances

Provide and install electric appliances in accordance with the manufacturers’ requirements and supply authority regulations.

When nominated provide an electric wall oven or under bench oven with electric cook top with minimum 4 heating elements.

11e. TV aerial outlet

Provide TV aerial outlet to conform to the electrical plan.

Provide an outlet assembly to each dwelling, including antenna, cable and television outlet.

A TV Outlet and co-axial in living room 500mm above floor and an external TV aerial. MATV system required for developments of 3 units or more

The antenna system shall comply and be installed in accordance with relevant requirements of AS 1417 Receiving Antennas for Radio and Television.

11f. Telephone and data connection

Provide telephone and data cabling to conform to the electrical plan and to meet requirements of the NBN company and other statutory bodies.

11g. Telephone outlets (multistorey construction)

Where the room in which the telephone outlet is to be installed does not have a roof space,

provide a concealed conduit from the telephone outlet wall box through to the internal the wall.

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11h. Switches

Provide and fix switches as shown on the electrical plan and stated in the addenda. Artificial lighting and electric space heating to conform to BCA Part 3.12.5 as applicable.

Provide load centre and circuit breakers RCD/MCBS. Install load centre 1600mm above floor where shown on drawings. Load centre to have latched or self-closing hinged circuit breaker cover, removable face plate and fixed surround.

Load centres to be installed in wall opening (flush mounted). Power circuit breakers as indicated on drawings and as follows:

All lighting circuits and power (GPOs) circuits shall each (individually) be protected by combined Residual Current Device and Miniature Circuit Breakers (RCD/MCBs). A minimum of two RCD/MCBs per dwelling.

Where 15A socket outlets are specified or shown on drawings, install on a separate RCD/MCB circuit.

Where ceiling sweep fans are specified or shown on drawings, install on a separate RCD/MCB circuit.

Label circuits with permanently marked labels.

11i. Consumer mains cabling

Provide electrical mains from point of attachment to meter panel.

11j. Dwelling unit wiring

Provide electrical main from dwelling meter panel to dwelling load centre with circuits in accordance with AS/NZS3000:2000 and the requirements of the supply authority.

Provide a minimum of two power circuits to each dwelling for power socket outlets not required to have separate circuits.

Terminate cables only at fittings or junction boxes.

Conceal cables and conduits. Cables and conduits in walls to run vertically not horizontally.

11k. Smoke alarms

Install hard-wired smoke alarms as per BCA part 3.72 and AS3786.

The smoke alarms shall be connected to the consumer mains power supply and must have an internal, sealed and non-removable rechargeable battery for standby supply during main failure. Connect all alarms within an individual residence to a lighting circuit. Interconnect all alarms within an individual residence. Alarms shall be tested by the Contractor at building handover.

11l. Socket outlets

Socket outlets to be:

White plastic, flush mounted, twin combination switch socket.

10Amp unless otherwise nominated in drawings.

External outlets to be IP54 weather protected.

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11m. Earth electrodes and earth conductors

The earthing system to be a “Multiple Earth Neutral” (MEN) system as outlined and in accordance with the requirements of AS3000, supply authority and the Australian Communications Authority (ACA) requirements. Main earth electrode, earth bar shall be provided with an engraved label and red filled letter inscribed: “MAIN EARTH – DO NOT DETACH”.

When Multiple or Distributed master Metering is nominated, install earth electrode in cable pit near switchboard and connect earth electrode to switchboard with earth conductor.

Earth cable pit to have concrete lid marked “MAIN EARTH” and be installed with lid flush with surrounding finished surface. Install earth electrodes so they cannot be removed from ground by hand. Star pickets or galvanized iron water pipe electrodes are not to be used.

11n. Switchboard construction

Provide each switchboard with a cabinet to comply with AS3439 Parts 1, 2 and 3 as appropriate and as required by statutory authority.

11o. Distributed master metering

Provide Distributed Master Metering as nominated on design drawings.

Provide Automatic Meter Reading in accordance with WA Electrical Regulations (WAER).

Common services wiring:

Provide at least one separate circuit for security lighting.

Provide a separate circuit for other common light points.

Provide one circuit for common socket outlets.

Use multi-strand copper cored PVC insulated and sheathed cable with a green covered earth conductor.

Minimum nominal cable conductor size: minimum 2.5mm2. Provide larger as required.

Terminate cables only at fittings. Cable separate from buildings shall be underground.

11p. Common services power socket outlets

In grouped dwelling and multiple dwelling developments provide MATV system. When Television Reception System is provided, install a double 10vAmp 250 volt socket outlet in television amplifier cabinet, allowing sufficient space for amplifier. Power to outlet to be supplied by a common services power circuit.

Position the socket outlet at bottom right hand corner of cabinet. Connect socket outlet to common services power circuit. Label socket outlet “SUPPLIED BY COMMON SERVICES POWER CIRCUIT”.

11q. Garden reticulation cabinet

In grouped dwelling and multiple dwelling developments ensure that reticulation services for common areas is provided by a common services power circuit.

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11r. Telephone outlets

Provide minimum of two telephone outlets per dwelling. The complete installation must comply with all relevant regulations, by-laws and requirements.

Apply and obtain reference number from Telstra and liaise with Telstra or their nominated sub-contractor for provision of telephone services providing incoming telephone wiring to each dwelling unit, terminated at Madison Box to each dwelling.

Install conduits for telephone installation, including all trenching and backfilling.

12. AIR CONDITIONING

Where provisions for air-conditioning systems are to be included, the following requirements are to apply.

(i) All ceiling and wall-mounted air-conditioning to be inverter type units.

(ii) All air-conditioning equipment to be installed where indicated on contract drawings and be capable of meeting the performance standards indicated on the contract drawings. All air-conditioning equipment to be checked by the contractor to ensure performance criteria for all equipment components can meet the requirements of the manufacturer’s specifications.

13. JOINERY AND CABINET WORK

Cabinets to be of MDF (outer skin or carcass).

13a. Robe recess

Joinery to be run from good quality materials, framed up in accordance with good trade practice.

Provide robe recess for bedrooms other than the main bedroom of the following:

16 mm thick (1700 above floor level) white melamine sheeting with 2mm ABS edging to the front edge,

width to be 450mm and supported by a minimum of 40 x 19 continuous timber support of white melamine

to front of shelving, sides and rear.

Rails to be dowelled and nailed to masonry wall.

A 19mm diameter chrome plated hanging rail is to be fitted centrally and supported at 900mm centres.

13b. Wardrobe

Provide wardrobe as shown on drawings. Wardrobe to have floor, wall and ceiling finishes matching finishes in room to which robe opens. Use sliding or swing wardrobe door system.

13c. Pantry and broom/linen cupboards

Provide MR MDF pantry prefabricated, cupboard and wall recessed. Broom/linen cupboard as per detailed drawings. All vertical divisions between broom and linen sections of the same cupboard to be MR MDF as detailed.

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13d. Kitchen fitout

Provide melamine surfaced MR MDF kitchen cupboards with laminated benchtop and combined 1 ½ bowl stainless steel insert sink with side drainer.

Supply and fix kitchen fitout manufactured of good quality materials and suited to purpose per drawings and addenda.

13e. Laundry fitout

Provide a single bowl stainless steel trough (minimum capacity: 45 litres) with suds saver by-pass and cabinet. Trough bowl shall have waste outlet bar grate and plug.

13f. Bathroom cabinet

Provide a combined Basin and Vanity cabinet: 900mm long x450mm wide nominal size top. Basin shall have waste outlet bar grate and plug

14. HARDWARE

Materials: hardware metal exposed to view – unless otherwise specified shall be aluminium, stainless steel or chromium plated with satin finish. Fastenings to match hardware.

Fit standard range door locks, lever handles and latches with entrance sets to front and other external timber doors. Provide deadlocks with inside snib.

Fit latch sets to internal doors.

Fit privacy sets to bathroom, ensuite and toilet doors.

Fit roller catches or similar and dummy trims to robe, linen and pantry doors.

Fit lift-off hinges in WC.

Fit passage sets to walk-in robes, linen and pantry.

14a. Toilet paper holder

Provide a toilet paper holder adjacent to each WC pan. Toilet paper holder to be metal with non-detachable roller. Toilet paper holder to be 800mm above floor unless otherwise shown on drawings.

14b. Shower screen and pivot door or tri-slider

Provide shower screen 1800mm high complete with pivot or tri-slider door. Frame components are to be polished silver.

Prior to installation inspect area for faulty tiles, cracks and grout problems. Clean wall and floor surfaces where shower screen is to be installed. Check for any run out in floor or base.

Wipe off all marks on the frame and glass. Sweep up all filings and off-cuts and remove from site. Ensure the shower screen and pivot door are operational and check for any water egress from the assembly.

Shower screens can be on outside of hobs.

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14c. Towel rail

Towel rail to be a 19mm diameter chrome tube. Support rail with a metal bracket at each end; rails longer than 900mm to have an intermediate bracket. Screw support brackets to wall, or as per addenda or drawings.

14d. Grip rail (where applicable or requested only)

Grip rail to be 25mm diameter stainless steel, 60mm clear of wall surface with metal support lugs at ends. Screw support lugs to wall.

14e. Mirrors (to bathroom vanity only or ensuite)

Provide framed mirror where shown. Framed mirror to comply with AS/NZS2008 and can be of polished silver.

15. PLASTERING

15a. General

Carry out rendering and plastering as per general trade standards. Materials to be of good quality including gypsum plaster, cement and sharp, clean sand free from deleterious materials. As per drawings, cement render or float and set in hardwall plaster internal brick or masonry walls (other than face finishes or where covered with feature materials). Finish each room as per addenda.

15b. Internal walls

Apply in mixed proportions with workmanship or recognized trade standards suitable for domestic construction. The finished work is to be nominally 10mm in thickness. All vertical external angles are to be rounded off to 10mm radius and corner beading provided. Sand/cement/line float 7:1:1 and nominal 3mm lime putty and hard wall plaster setting coat.

For multistorey construction provide a:

a) float coat to internal vertical concrete surfaces continuous with masonry walls.

b) set coat to internal concrete columns and ceilings unless otherwise stated on drawings, and provide neat vee joints in plastering where masonry and concrete backgrounds meet. (Vee joint accessories to be an approved brand to background junction)

15c. External rendering

Keep weephole openings free of plaster and of a consistent opening size. Use a 10mm black tube.

External render for paint finish and as per addenda.

16. SANITARY PLUMBING, SEWERAGE AND DRAINAGE

Plumbing, sewerage, drainage and water supply, and gas fitting work to comply with supply authority’s requirements and AS3500.

Contractors shall provide and fix everything necessary to comply with these regulations even though not shown on the drawings or specifically mentioned herein. Where holes are made in brickwork, caused through plumbing or other fitting work, the work is to be made good. In un-sewered areas all internal drainage is to provide for future sewerage.

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16a. Gas fitting

Supply and install all gas piping between mains and meters. Supply and install all meters and regulators to comply with supply authority requirements. Where bottled LP gas is nominated, provide:

Spring-loaded safety relief valve.

Contractor shall supply labour and material required to complete the gas supply system including manual changeover gas regulator and metal hood.

Locate bottles where shown on drawings or directed by the Superintendent; point relief valve away from building. The location of the cylinder must comply with AS/NZS1956 and is the gas fitter’s responsibility. Reference is made in AS5601:2004 as to LP gas cylinder location.

16b. Appliances and flues

Install appliances listed in the addenda or working drawings complete with flues to comply with supply authority’s requirements, and to manufacturer’s instructions.

When nominated provide, gas oven and cooktop with 4 burners, flame failure device and electronic ignition.

16c. Sewer connection

Carry out all sewerage and sanitary plumbing and connect to sewer main in accordance with sewerage diagram and supply authority requirements.

16d. Effluent disposal system installation

Effluent disposal system to be installed strictly in accordance with the requirements of the Regulatory Authority. Builder to provide and submit all necessary drainage layouts required for effluent disposal installation and arrange for all work to be inspected by the Local Authority and obtain the Local Authority permit to use the installed system.

16e. Fixtures

Provide and fix fixtures per drawings and to type, colour and finish per addenda.

Sanitary systems to be minimum of 4 star WELS rated dual flush.

Shower heads to be minimum of 3 star WELS rated.

Bath shall be 1500mm nominal length. Bath to be chased into masonry wall to accommodate edge of bath or provide “SEALSTRIP” during bath tiling. Bath shall have soap older, waste outlet, bar grate and plug.

16f. Water Meters

Installation of water meters and sub-meters are to be in accordance with Water Corporation approved sub-meters and general requirements.

Sub-meters approved by the Water Corporation must be installed in multi-residential developments of three (3) or more units. Installation must be in accordance with the Water Corporations Application and Agreement Form and Meter Requirements and Lay Out detail.

16g. Cold water supply

Lay on cold water service and distribute to all fittings to conform to appropriate regulations.

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16h. Hot water systems

Minimum requirement for 5 star natural gas Hot Water Units. Connect hot water service to points as required. Hot water system to be designed and installed to comply with AS/NZS3500.4 section 8 or AS/NZS3500.5 Clause 3.38.

16i. Taps

Supply and fix tapware per drawings and to type per addenda.

All internal tap fittings to be minimum 4 stars WELS rated.

All internal tap fittings other than bath outlets and shower to be chrome plated lever handled mixer tap (hot and cold) with 150mm swivel arm with aerator outlet.

16j. Stand pipes

Provide two external stand pipes (one at front and one at rear) to each dwelling fixed against building complete with 12mm brass hose cocks.

Hose taps shall have threaded connection (not welded) to cold water service.

Fix hose tap to wall 600mm above finished ground level with backflow prevention devices as per AS/NZS 3500:1:2003.

16k. Vent pipes

Vent pipes to be 50mm complete with mosquito-proof vent cap and flashing clipped to vent and taken under and over roof covering. Provide and fix necessary brackets to wall as near as possible to socket joints.

17. CEILINGS / PLASTERBOARD

17a. Ceilings

90mm standard cove cornices to be supplied.

Fix and joint to manufacturer’s instructions plasterboard, veneered plywood, timber panels or other ceiling linings. 10mm plasterboard to be securely fixed to joists, skinned and sanded to a clean level surface. Ceiling heights as per plan.

17b. Ceiling linings

For multistorey construction, line internal ceilings other than concrete ceilings with gypsum

paper board.

17c. Cornices

90mm standard cove cornices to be supplied. Fix cornices as per addenda and according to relevant codes, standards and/or statutory requirements.

For multistorey construction provide moulded plaster or gypsum paper board cornice to cover junction of internal walls and ceiling lining. Cornice shall have minimum face open of 95mm.

17d. Roof space access

Provide roof space access as per drawings.

Ceiling insulation should be as necessary to achieve minimum BCA energy rating requirements.

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18. WINDOWS AND DOORS

The Builder will provide powder-coated aluminium windows rated to meet design criteria in accordance with the Australian Standard and to meet wind loading requirements.

Install aluminium powder-coated windows and glazing to conform to BCA Part 3.6 and AS1288 for glass and AS2047 for windows.

Keyed sash locks to all windows; hinged sash windows may be aluminium or timber windows.

Glaze WC, bathroom and ensuite windows with obscure glass.

18a. Window and door frames

Provide flashing to all external windows and external door frames, heads, joints and sills. Flashing to be provided and built in to prevent water penetration and compatible with surrounding adjoining materials.

Pressed metal door frames for all internal doors and external doors as appropriate.

Cavity walls to be ex 100 x 50mm solid, rebated appropriately.

Internal openings to be ex 50mm thick jambs.

All hardware door and window furniture to be fitted as per manufacturer’s requirements.

18b. Doors

Internal and external doors to be minimum thickness 35mm and width, height and type as per drawings and addenda. Internal doors to be standard Redicote MDF. External doors to be solid core, Duracote Masonite Board.

Weather external doors with weather bar or weather sealer and hang on three 100mm steel butt hinges.

Hang internal doors and two 100mm butt hinges. Internal doors to be redicoat hardboard painted. Double key deadlocks to all sliding doors. Timber or metal jambs and frames shown on working drawings, or standard deluxe profile with weld-on hinges.

Doors to be included on all robes and laundry rooms.

18c. Architraves

Where timber jambs used, architraves to be as per addenda. Use 25mm quarter round bead where insufficient space for full architraves.

18d. Door furniture

Unless otherwise specified in addenda, fit standard door locks and latches with entrance sets to front and other external timber doors. Fit latch sets to internal doors and privacy sets to bathrooms, ensuites and toilets. Fit roller catches or similar and dummy trims to robes, linen, pantry, etc. Fit passage sets to walk-in robes, linen and pantry. Chrome rail to shelves.

18e. Door buffers

Provide stick-on door buffers to all internal doors.

18f. Cupboards

Cupboards to be installed as per working drawings and addenda.

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18g. Insect screens

Supply and install flywire or nylon mesh screens to all opening window sashes and short glazed windows.

18h. Barrier doors

Provide a powder-coated barrier screen door to external face of the rear sliding glass door. Barrier screen door to have an extruded aluminium frame fabricated with corner joints reinforced by aluminium stakes. Barrier screen door to have (7mm) powder-coated aluminium security grille, welded or riveted to the frame with heavy duty mesh such as Cyclone Tuff screen or similar approved insect screen mesh fixed to the frame.

19. CERAMIC TILING

Tiling to be performed in compliance with AS3958.1 and as per manufacturer’s instructions.

19a. Background surface

Prepare background surfaces to receive wall tiles by removing oils, greases, paint, loose material and any material likely to reduce adhesion to the wall tiles. Leave the surface dust free and clean, including white set from walls.

19b. Wall tiles

Wall tiles to be approved glazed ceramic to EN159/BS6431 (European/British standards). Wall tile thickness to be 5.5mm minimum. Soap holders to be glazed second fix type, 200mm x 100mm.

Flexible or other suitable adhesive to be used to meet AS2358 and AS4992.1.

Wall tiles to be 200 x 200mm or 200 x 250mm.

19c. Wet areas

Waterproof wet areas to conform to BCA Part 3.8.1 and AS3740. Support bath where applicable to prevent distortion or cracking.

Waterproof coating to rendered shower walls and shower hob floor. Seal and make waterproof shower area penetrations. Apply silicon to all wall and floor joints to wet areas. Joints to be horizontal and vertical with border tiles. Floor tiles in wet areas drained to floor waste.

Seal gap between wall surface and top of cupboards of sanitary fixtures with silicone sealant to make watertight before commencing wall tiling. A colour coded flexible filler should be used in lieu of grout to cabinet/tile interfacing and bath/tile interfacing.

19d. Location of Wall Tiles

Provide wall tiles in following locations (border frieze tiles to be installed to the kitchen only):

One row of tiles as skirting to bathroom, ensuite, shower, laundry and WC

Window reveals occurring in above areas.

400mm minimum or 2 rows above sink and bench cupboards including return walls.

Wall area of hot plate position: 2 rows above the hotplate rear and side.

To 200mm minimum above wash trough, basin and bath.

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Faces of bath riser and shower enclosure up stand.

Shower enclosure walls to a height of 2000mm above shower floor.

Additional wall tiling shown on drawings.

Bath hob.

19e. Ceramic floor tiles

Provide ceramic floor tiles to bathroom, shower, ensuite, laundry, WC and kitchen. Install floor waste and construct floor so that water flows to waste without ponding.

All tiling work and materials shall comply with AS3958 and manufacturer’s recommendations.

Ceramic floor tiles to be either 98mm x 98mm or 200mm x 200mm.

Clean cement residue and excessive grouting compound from ceramic floor tiles.

20. PAINTER

Full external and internal painting required. Painting to comply with AS/NZS2311 and 2312 section 4 (Steelwork Protection).

20a. Surfaces to be painted

Internal painting is inclusive of robe recesses and robe ceiling and walls

All surfaces to be painted except for fibre cement fences, paint finished fences, roof sheeting,

roof tiles, face masonry, concrete floors and steps, glazed ceramic tiles, gloss plastic, vinyl,

aluminium, stainless steel, chromium plating, melamine surfaced particleboard, interior paint

finished metal, powder-coated window frames.

Refer to drawings for additional painting.

20b. External concrete surfaces

For all external concrete surfaces other than floors and steps, apply one coat of acrylic aqueous

emulsion sealer, one coat of medium profile texture coating and one coat of flat exterior acrylic

aqueous emulsion paint.

20c. General

Work to be carried out by a registered painter. Different manufacturers’ paints are not to be combined. Tint and apply to manufacturer’s specifications and recommendations. Colours as per addenda.

20d. Materials

Deliver first class quality ready-mixed paints to site in sealed containers. Prepare substrate using suitable putty and fillers.

20e. Preparation

Prepare surfaces properly by scraping, filling and sanding to ensure a uniform surface. Metal work to be properly rubbed down, scraped and wire brushed where required. Clean and dust brickwork and remove efflorescence.

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20f. Workmanship

Stir paints thoroughly before use. Dilute strictly only to conform to manufacturer’s written instructions. Sand down and dust off all coats before next coat is applied and after recommended drying period. External work is not to be done during or immediately after wet weather. Allow 24 hours between coats where oil-based paints used for external work.

Each paint system will consist of three coats: one coat oil-based sealer, two top coats low sheen. Colour of painted finishes can vary due to different properties of paint materials, variation in light reflection internally and externally and the properties of the substrate being painted.

Flat paint not to be used in wet areas. Ceilings to be painted in low sheen.

21. FLOOR COVERINGS

Floor coverings to be included.

Living Areas & Bedrooms to have timber laminate flooring or carpet with underlay.

Kitchens to have either ceramic floor tiles or vinyl.

Wet areas to have ceramic floor tiles

Floor coverings shall comply with relevant Australian Standards and shall be installed in accordance with the manufacturers’ recommendations.

22. WINDOW TREATMENTS

To all windows except in wet areas supply and install chainless weighted vertical blinds, or as otherwise nominated in the addenda.

Vertical blinds of 5 inch slats (127mm), be sun-block grade and have fire retardant properties, meeting standards, (BCA) regulations and sanitary and health requirements.

23. THERMAL INSULATION

All new housing, to comply with the provisions of the current Building Code of Australia (BCA) - 6 star energy rating.

Metal or timber framed construction with metal roof. Provide insulation to ensure building element provides required R value for roof and meets required energy rating as per BCA. Install insulation to conform to AS4859.1 and to abut or overlap adjoining insulation other than at supporting members such as columns, studs, noggins, joists, etc. Install insulation to form continuous barrier with ceilings, walls, etc per drawings or Energy Efficiency Assessment Report. Ensure insulation does not affect safe or effective operation of electrical or plumbing services or fittings.

23a. Reflective insulation

Install reflective insulation with specified airspace to achieve required R-value. Lap joints between sheets of insulation 150mm or tape.

23b. Bulk insulation

Maintain thickness of bulk insulation as much as practical.

Cellulosic Fibre Thermal Insulation to comply with AS2462.

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23c. Building sealing

Use cornices, architraves, skirtings and the like to reduce air leakage between construction elements such as roof, walls, floors and openings. Where chimney or open solid fuel burning appliance is installed, provide a damper or flap closing to provide adequate seal. Ensure doors and windows forming part of conditioned space provide seals to prevent air infiltration.

Location: top of roof battens, as shown in drawings. Gable ends of roof, except where louvers are indicated. In addition, provide approved insulation on all internal ceilings of R4.0 value or as specified on architectural plans.

24. EXTERNAL WORKS

Installation to conform to relevant Australian Standards.

24a. Fencing

Use suitable materials and conform to Dividing Fences Act and Local Authority requirements ensuring compliance with the Building Code of Australia in relation to the location of the site and the appropriate Wind Region and Terrain Category.

Provide fencing to side boundaries (from rear to front building), to rear boundary with wing fences to define private external yards.

Fencing shall be determined in consultation with adjoining owner(s).

Fencing shall shall generally be 1800mm high and be raked on sloping sites.

Minimum standard required: Double sided colorbond steel fencing on post and rail. Gaps at the bottom of fencing shall be kept to a minimum.

Fencing highly visible to street should be face brick to match new units.

24b. Gates

Gates to be provided to provide pedestrian access to rear yards of dwellings. Use materials to match adjacent fencing.

24c. Security

Install gates, garage doors as per drawings and addenda.

24d. Driveway, garage or carport floors

Concrete to be as specified in Item 3 and be 100mm thick. Pour floors monolithically, laid in sections with groove every 2700mm maximum. For reinforced drive or garage or carport floor, compact base to conform to addenda or Local Authority requirements and AS1289.5.2.1 until required dry density ratio is achieved.

Granolithic finishes as per drawings to be natural cement finish unless otherwise stated in addenda.

24e. Clothes Drying Facilities

Provide individual clothes lines for each dwelling. Clothes lines to be installed in accordance with the manufacturer’s recommendations. Provide height adjustable fold down rotary clothes hoist.

Affordable Housing Minimum Specification 28

In grouped dwelling and multiple dwelling developments provide either a wall or post mounted fold down framed clothesline or wall mounted extendable clothesline to private external area. . Multi storey units to have drying lines on private balcony screened from public view.

24f. Landscaping

Landscaping complying with Local Authority requirements is to be provided to the front (including public verges) and rear of all dwellings.

In grouped dwelling and multiple dwelling developments provide landscaping to all common areas.

Reticulation is to be provided to all landscaped areas with the water for the reticulation to be supplied from a separate cut in within 2 metres of the master mains water meter with a a 25mm tested gate valve fitted with an approved backflow prevention device.

24g. Letterboxes

A letterbox is to be installed for each dwelling unit in accordance with Australia Post requirements. Letterboxes shall be numbered and lockable. In grouped dwelling and multiple dwelling developments provide and install a bank or banks of letterboxes located appropriately to satisfy the requirements of Australia Post.

25. PAVING

All paving laid as per working drawings and as per addenda, and relevant Australian Standards. The header course to be laid with cement to the edging. All gradients to conform to Local Authority requirements.

Concrete edging to pavers, including driveway.

Provide Pedestrian Paving to front door (minimum width 1000mm) and to clothesline/drying area (minimum width 900mm).

Pedestrian paving to be either 45mm (min) thick clay pavers of 40mm (min) think concrete blocks.

Vehicular Paving to be either 66mm (min) thick clay bricks or 60mm (min) or 60mm thick concrete blocks.

26. HAND OVER

At completion, make building fit for immediate occupation including essential services. Clear site of surplus building material and leave tidy. Clean out building, clean site, clean and sweep floors, clean glass.

27. OTHER

Any work needing to be done to complete the building works not detailed is to be completed in accordance with industry practice, relevant Australian Standards and BCA requirements, statutory requirements and/or manufacture’s recommendations.

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I acknowledge that I have read and understood the Housing Authority’s Affordable Housing Minimum Specification document.

On behalf of the Proponent:

Name: _________________________________

Signature: __________________________________ Date: ____/ ____/ 2013

On behalf of the Builder:

Name: _________________________________

Position: _________________________________

Company: _________________________________

Signature: __________________________________ Date: ____/ ____/ 2013