If you have never worked in the building industry or been exposed to it then you will not be surprised that it is one of the most legislatively regulated and litigious. In other words, there are lots of rules and lots of conflicts. But how does the average person understand what is and what is not acceptable standards of work?
If you would like to download a printable pdf version of the “QBCC Standards and Tolerances Guide” then please click here: Queensland Building and Construction Commission
If you wade into the National Construction Code, Australian Standards Documentation or the endless stream of Manufacturers Installation and Industry Standards you will simply be overwhelmed.
Working with these groups and with community consultation, the Queensland Building and Construction Commission (QBCC) publishes a document called the Standards and Tolerance Guide. It pulls information from all of the Standard Publications and focuses on educating and enabling consumers on the core elements so that people like you can have a tool that helps you understand what is acceptable.
The average person when building a house will get to meet on site with their builder 6-7 times including the handover stage. If you are in any doubt about what to look for then take the Guide with you and use it as an agenda and dialogue with the builder to ensure quality standards are met.
The building industry is not a Game of Perfect! If you are looking for perfection, then you are in the wrong game. There are hundreds of people and products that have to come together across a 6-month program of works to deliver you a new house. Perfection does not enter into the equation. High quality is a standard that is achievable and should be your goal.
The Guide is a worthwhile addition to your research and education and will help enable a better working relationship with your builder as you progress from planning to construction to handover. Have a look through and keep it handy.
One of the first questions I ask, either to the land sales agent or the client (or even of myself when I am standing on a block of land) is: Is this block of land affected by potential Bush Fire Attack?
I did this the other day when I was standing with a client in a newly established subdivision out in Moggill, which is a suburb of Brisbane about 20 kilometers west of the city. It was the nice block of land. It was large, and it had a great aspect, but I checked it out with the Brisbane City Council and prior to the subdivision that parcel of land was designated within a BAL 19 Rating for Bushfire Hazard.
As it turned out we spoke to the developer and the new land subdivision had been re-zoned to include a new bushfire zoning overlay and my client’s block was no longer in a BAL rated zone. That was because a large corridor of trees had been cleared as part of the development. However, the block next door was still BAL Rated at 12.5. So that was great for my client but not so good for the people buying the blocks that were clearly exposed to the bush.
So what does all this mean for you?
If you are thinking of buying a block of land and it doesn’t matter whether it is in a close city environment or in the hinterland, you have to ask the question: Is the building site affected by a Bushfire Attack Level? And don’t fool yourself about an existing property close to the city. I was looking at a knockdown and rebuild project in Camp Hill which backs onto the White Hill Forest Reserve and you guessed it, the land was in a Brisbane City Council Bushfire Hazard Overlay Zone. That’s only 8km from the Brisbane CBD. There are suburbs in the Inner West and North West of Brisbane that are even closer to the city which can also affected.
You must know what the questions are. Stand on your block and look around: Are you exposed in any way to any natural bush nearby? This will be appealing, and it is. But bear in mind that the Queensland Government and the Local Council will have applied some zoning rules that might impact your block.
So you don’t need to know all the intimate details. You just need to know to ask the question. If your building site is affected by a BAL rating, then you need to know what the rating is. The BAL Zone Rating is what will affect the construction methodology and therefore the cost of building your home.
A Bushfire Attack Level (BAL) is a means of measuring the severity of a building’s potential exposure to ember attack, radiant heat, and direct flame contact. It’s measured in increments of radiant heat (expressed in kilowatts/m2).
A BAL is a basis for establishing the requirements for construction (under the Australian Standard AS 3959-2009 Construction of Buildings in Bushfire Prone Areas), to improve protection of building elements from bushfire attack.
The greater the distance from the fire the lower the heat flux and therefore the construction standard is lower.
Once assessed, your property will be defined by one of six BAL ratings:
- BAL Low: There is insufficient risk to warrant specific construction requirements
- BAL 12.5: Ember attack. (BAL 12.5 Construction Requirements)
- BAL 19: Increasing levels of ember attack and burning debris ignited by windborne embers, together with increasing heat flux. (BAL 19 Construction Requirements)
- BAL 29: Increasing levels of ember attack and burning debris ignited by windborne embers, together with increasing heat flux. (BAL 29 Construction Requirements)
- BAL 40: Increasing levels of ember attack and burning debris ignited by windborne embers, together with increasing heat flux and with the increased likelihood of exposure to flames. (BAL 40 Construction Requirements)
- BAL FZ: Direct exposure to flames from the fire, in addition to heat flux and ember attack. (BAL FZ Construction Requirements)
Where your building is greater than 100 Metres from any classified vegetation the BAL rating will more than likely be BAL–LOW and will not require any special construction requirements. Where there is a risk or potential that ember attack could affect your home then you will likely fall into one of the BAL Rating Zones.
It would take too long for me to describe the various building and construction requirements for each BAL level. Suffice to say that the average sized home in a BAL 12.5 Zone can generally manage the costs within a sound budget. But in a BAL FZ, you will need a custom designed and built solution that will likely have a budget to take your breath away.
If you are about to buy a block anywhere in Brisbane or South East Queensland and you are not sure if it is BAL rated, drop me an email and I would be happy to check it out for you. Better to find out sooner than later.
Do you have your Land Title Documents? You should as they are the first step in any investigation process regarding a Block of Land. Whether it is an old block or new block your Land Title Document is a critical element as it stipulates EXACTLY the size of your block and every dimension is noted.
If you are in the process of buying a block of land in a new residential estate then the land may not be registered with the Title Office. In that instance, you need to get a Disclosure Plan from the Developer and any other documents that might be relevant so that a builder or building designer can identify the boundary distances and angles and work out where to “site” the house in accordance with setbacks and other conditions.
When we are in the early stage process of speaking to prospective customers we need to find out everything we can about the building site that we are proposing to design and construct a house on. During the conversation we will always ask the question:
Do you have a current Title Document for the Block of Land in question? Every block of land has a Title Document, somewhere. But for whatever reason, you may not recognize that you have it or you simply may not have it as it is bundled up with your mortgage documents that may be in your bank or solicitors office.
Why is it important for us to have the title document?
There are some critical pieces of information that are contained in the Title Document. Apart from the exact dimensions of the boundaries, it will include the Lot# and Registered Plan# and other information that ensure that we are looking at the correct piece of land and the conditions that apply to that piece of land in relation to the local council it resides in. Upon examination of the Title Document, we can begin to undertake proper research in the knowledge that we are assessing the correct site.
There are two ways that you can obtain the Title Documentation for your Property:
1. Contact your Solicitor or Conveyancer. They will either have the title documentation on their file or they can obtain it online on your behalf.
You may indeed already have the information when this was given to you in a documentation package at the time of settlement. Check first then ask.
2. You can obtain the Title Documentation yourself. By going to the following site: http://www.confirm.com.au/citecConfirm/index.shtml
At the CITEC Confirm site, you can register as a user and then follow the Menu to Qld Land Searches. You will need to load up your account with credit before being able to make a purchase. But you can determine the price of your purchase prior to adding credit to your account.
A sample of an old Land Title Document can be found here: HBB Land Title Sample Document
This is a real Title Document obtained online for a parcel of land that we were investigating. It is quite an old document but builders and building designers know how to read the information and extract exact measurements and identify exactly your block of land from this type of document.
If you need any assistance at any time securing your Land Title Document then give us a call and we would be happy to assist. But remember this is an important part of the process to begin the site assessment and make sure we are heading in the right direction from the start. You should always have your title document at the ready and if not then a Disclosure Plan from the developer.
Knowledge is your key to success in the building industry. As an independent building consultant who has been working with builders and building designers to deliver on the needs of customers for over 15 years I still cannot stress the importance of getting good independent information and to get that information as early as possible.
Yes, our main business is making sure you get the right builder at the right price. But before all that our job is to help you understand and navigate through some of the intricate decisions that you may face.
Now don’t get me wrong. Your project, like many, could be very simple and straightforward. Most are. The point is most of my clients don’t find out the bad news until it is too late.
Before you buy your land, before you choose your builder; do your homework. I urge you to call me at any time with any questions about your project. Obligation free. Why? Because one good piece of information could save you from so much financial pain and stress.
I get asked so many different types of questions here at HBB and there are so many because there are so many different challenges to overcome and decisions that must be made. Each of those decisions will have an impact on the outcome of your home building experience.
For Example, here are some of the questions I have been asked in the last few weeks:
Andrew, I have discovered that the block I have bought is affected by a Bushfire Hazard Overlay. Can you tell me what that means and what it will mean to the design of my home? Will it affect the cost of construction?
Andrew, I have noticed in the inclusions from my builder that they do not allow for a termite protection system but rather insist that the “slab is exposed” and that it is my responsibility to ensure the slab remains exposed. What does that mean? Can I ask the builder to use a reputable termite control product?
Andrew, there is an access easement to my block which services two other blocks in the subdivision. I want to buy the block but I am worried about the stormwater connection and manhole that sit on the block and are part of the easement. Can you help me?
Andrew, I have a large block of land that slopes to the rear. I want to subdivide it. What are the challenges that I am going to face?
Andrew, what are the differences between a waffle pod concrete slab and a raft engineered concrete slab? I am worried about the foundations of my home. Can you explain please?
Andrew, I am considering buying a block of land and demolishing the house. How do I know if the house has asbestos in it and what do I need to keep in mind if it does?
Now over time I hope to be able to write some good articles about these issues and lots more but in the mean time the thing you must do is this: If you have a question: Ask? If not to me at HBB then to someone you know who has the background and experience in designing and building.
Your success is dependent on many factors. Some are just common-sense things like:
- Don’t be afraid to ask a builder, building designer or architect (or anyone) questions that you don’t know the answer to.
- Never assume that everyone is an expert in everything.
- Always ask about the consequences in time, money and scope. In other words, “If I do this over here, what happens over there in relation to time, money and scope.?”
- Pay attention to detail, always. Never be complacent.
When you enter into a contract with a building designer and / or a builder you are in a commercial partnership. That means success is a place where you arrive at together. So, do what you can to get as much education and knowledge as possible. You don’t need to be the “client from hell”. But you do need to be confident and firm and not be afraid to ask the right questions in the right way. If we can help you with any of that, then feel free to call me.