Building Certification and Approvals

2011-06-08T20:50:00.000-07:00

New AS1684
There was a new AS1684 - 2010 (Timber Framing) referenced by the BCA 2011. This has meant some changes to some timber sizes which the timber yards are on top of. One of the small interesting changes was a note added to Table 9.21 (page 202) detailing the use of plywood bracing for tie down which states "not applicable for tie-down at sides of openings". This means for all our jobs except N2 tile roof (tie down is nominal) we must 'add' tie down beside openings.

Signs to water tank taps.
There is a difference between the requirements for signs on the taps from water tanks between the Qld Development Code and Plumbing Code. The State Government has verbally advised either one is OK. My view is this is water supply and controlled by the Council Plumbing Inspectors.

New Products
There are always new products on the market with the salesman promising it will solve all of our problems and it may but be careful you look at the paperwork or send it through to us to look at it to make sure we can justify the compliance before you go to far down the track.

Follow the plans
We and your admin staff work very hard to make sure the approvals a correct. Make sure the site personal follow the plans or ask the question before going away from the plans.

Brace sheet tie down
A bit more info on bracing tie down. A brace sheet rated at 6.4kn/m requires a 13kn tie down each end and at 1200mm centres. This is a bolt or screw that will with stand a pull out strength of about 13 tons. If your tie down system is say 8kn this is a 29% reduction and now your 900mm ply brace is worth 3.50kn with a loss of 2.26kn each brace. When you are selecting a tie down system check the pull out strength, edge distance and depth will suit the purpose. Example: it is no good using a 150mm screw in bolt mid-slab if the slab thickness is 100mm.

Quiet times
We are using this quiet time to:

Go through our old un-finalised approvals and sending letters to owners giving them 3 months to achieve a building final or the application will lapse and be sent to Council to deal with.

Scanning all of our paperwork so it is easily accessible anytime you have a question and looking at our systems and developing specific checklists that will help the applications go through more quickly.

If you are experiencing slow approvals or finals and are not sure of what the hold up is please contact me as this should not be happening. I understand its cash flow that keeps us all in business specially due these quiet times.

Sound Ratings
The sound rating between units such as duplexes and townhouses is very high compared to 2 years ago. When you choose your separating wall system no only do you have to achieve a one hour fire rating (60/60/60 FRL) but also the sound requirements such as between habitable rooms is 50 Rw+Ctr (Ctr is a negative number) and discontinuous construction (cavity). In many cases a plain 200mm block wall will not comply with the sound rating requirements.

Acoustic Requirements
If you are engaging an acoustic engineer make sure they will certify their report so that it complies with the requirements of Qld Development Code MP4.4 schedule 3. This is a list of information the acoustic report must address.

Structural Software Protocol
Because there are products appearing on the market that can be used by anyone and as they did for the energy rating software the Federal Government is proposing a protocol standard that software developers must meet when designing structural design software. This will mean in the future, training and accreditation will apply to the users of this software.

Cyclone Yasi
In late April James Cook Uni released a report into structural damage to buildings and found that less than 3% of all post-80s houses experienced significant roof damage and 12% (up to 20% in some towns) of all pre-80s had significant roof damage. We must be doing something right since Cyclone Tracy. The study did reinforce the need to design the whole building including the cladding, doors, windows, roller doors, eaves lining and skylights to resist the expected ultimate limit states wind forces. This was also one of the findings from the wind storm that went through the Gap in Brisbane.

That's all I have and not one mention about retaining walls..........

Work home blance

2010-02-25T17:33:00.000-08:00

To me this means having your mind focused on your task and surroundings or awareness. If you are at work, work. Make sure you are working economically and task driven as you can. When you are at home focus on the relationships at home. Don't spend time spaced out in front of the TV if you only have an hour or two to spend with the kids.
I also find multitasking very beneficial. This does not mean finishing a tender while trying to talk to the kids but does mean taking the kids to the beach and dropping into the job to check it out on the way.

Catch up

2010-01-14T21:23:00.000-08:00

CHANGES

There have been a few changes to the building laws in the last few months. I’ve seen notifications come through from the HIA and QMBA so you probably already know about them but I like the summary of this web site so though you may find it useful. Plus this is from the horse’s mouth.

http://www.dip.qld.gov.au/sustainable-housing/index.php

Things to note are the Air conditioner changes, Sustainability decoration forms and ban the banners. It’s important to note that the restrictions on developer’s covenants can only be applied to properties where contracts were signed from 1st January.

SPA

We also have a new Planning Act. The Stainable Planning Act (SPA) has replaced the Integrated Planning Act (IPA). This is not a big change but is a reflection of a change of attitude within the State Government to be more involved in the day to day running of Council Planning Departments such as interpretation, approval time and approval procedures. Now all of the Councils need to change their procedures and town plans over the next few years to suit the SPA. More Changes

I can give you a link for this information if you are interested.

WATER

The control of water is moving away from the Local Governments and into Government Corporations owner by the Local Government. The new authorities will be given power by the State Government to control water and sewer and the authorities will give power to the Local Governments to run the system. Confused so is everyone else. When it does happen it will affect water metres, BOS, sewer connections and not in a good way. We have heard this week of reports of a 50% increase.

NEW BCA

This comes in in May and the word is that the push to 6 stars has been headed off by the HIA and QMBA with the argument that why should all of the cost of energy efficiency be put onto new housing. Still waiting to see what happens here.

BUSH FIRE

The bush fire standard has changed and I will complete a summary sheet by the end of the month to send out.

POOL FENCING

Lots of changes and a lot more complicated then before so give me a ring if you have any questions.

Please contact me anytime if you have any questions.

TIP

If someone tells you you have to do it this way because it’s a requirement don’t take their word, ask for the legislation reference. Then we can find the information and advise you of the full requirements.

That’s long enough for now. We hope we all have a great year.

Nothing stays the same

2009-12-20T22:46:00.001-08:00

When I think about the changes to the Queensland Building Act over the last ten years my head begins to spin. How much change can we deal with and keep track of it all? I'm then reminded there are other professions out there that have to deal with a lot more changes such as accountants and lawyers. Talk to an accountant about super and what date certain changes became applicable and you will realise we are not so bad off.
The best way to deal with changes is first deal with your attitude. Look at change as an opportunity. How will this help my business and customers. Attack the change early and be ready with new forms or training as soon as the change becomes applicable. The next is to track the change. Use a central document that the whole office can see and update this document as the changes occur. This quick record would be worth it's weight in gold.
I'm not saying we do this all the time at our work but if we don't we only have ourselves to blame

Bush fire

2009-10-26T03:13:00.000-07:00

The new bushfire standard AS 3959 is now in force in Queensland. There is now 6 levels of bush fire construction instead of 3. The requirements are also in greater detail. Contact me if you want further details

Responsibility

2009-07-13T15:43:00.000-07:00

What does this mean to you? I my certification business my responsibility is to ensure the building work complies with the Qld Building Act and I have the paper work (plans / certificates) that show how the building complies. This information is a mixture of requirements and experience and is used to protect us and the builder from complaints about the building over the life of the building. My idea of a good customer is an experienced builder that have systems in place that show they care about their work and ours. I am happy when a builder rings me up and asks why I did something because it means they are looking at our paperwork, they know what is normal and they understand the consequences if something is wrong.

2009-05-31T23:39:00.000-07:00

Not only do we have to struggle in our business with the ecomic down turn but now our bank has decided to put a hold on our credit card due to a monthly transation limit which we did not know was there. They have been very nice and asked that I wait for 3 to 5 business days untill it is fixed and wait for 2 weeks before I can access the rewards programe. I said no problem I will also ask my customers to wait. So far the feed back is not good....

Tie down

2009-04-21T00:28:00.000-07:00

I was asked a question the other day on "What tie down do I need". This is not a short answer. Tie down in construction is resisting wind uplift on a building.

The first thing is to determine the Uplift Load Area. Ask yourself how much area is this tie down holding down. Next you need the uplift force.
What is the force per sq m that is acting on the building. This can be determined by going to Australian Standard 1684. This standard will give you the uplift force based on the wind speed for the area (AS 4055) and the weight of the building being held down. So the uplift force on the roof / wall frame for a single storey dwelling located in a N3 wind rated area and with a sheet roof the uplift force is 1.33kPa.
Multiply you area and kPa to achieve a kN force. Say your area is 10 sq m then the uplift is 13.3kN.
Now you select a tie down connection rated at 13.3kN. Be careful to consider the joint group of the frame and the tie down capacity of the whole connection including the type of fixing into a concrete slab.

Easy.

For more info you can contact me at work

Local Planning Schemes

2009-04-06T17:38:00.000-07:00

In my day to day work I need to reference the Local Planning Schemes to ensure I issue compliant building approvals. I have been using a good web site located in the Queensland State Government Dept of Infrastructure and Planning that has links to all of the local town plans in Qld. This has saved me time trawling through each local Government site. Enjoy

Welcome to the Building Certification blog

2009-03-19T17:31:00.000-07:00

Welcome to our Blog. Over the next couple of months (and years), I hope to post useful information regarding the building approval and certification process.

In keeping with the theme of launches, I am also pleased to announce the launch of our new website which has been designed to provide you with a fresh, user friendly and informative site containing current information about the Building Certification services that we offer throughout South East Queensland; specialising in the greater Brisbane area, Gold Coast, Sunshine Coast and Mackay.

Michael Ross.