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master BUILDERS
GAVAN FORSTER
Gavan Forster from Master Builders answers readers’ questions about home building issues.
With the season for giving upon us, Master Builders director Michael McLean takes a look at what WA builders might like to have in their Christmas stocking ✱ A successful introduction of the 6-star energy ✱ ✱ ✱
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ratings into the housing industry from May 2012. More WA winners in the national Master Builders awards in Canberra next November. Abolition of the carbon tax as it will increase the cost of building for no good purpose. The retention of the Australian Building & Construction Commission by the Federal Government to keep unlawful industrial relations practices in check. The engagement of more builders in the State Government’s affordable housing strategy to
capitalise on shorter construction periods and competitive prices during the current economic downturn. ✱ A more responsive approach by some statutory agencies such as Western Power, Horizon Power and certain local government authorities. If each of these wishes is fulfilled, the builders’ stocking would be overflowing with happiness – and homebuyers would be a happier bunch, too.
In no particular order, these “gifts” include: ✱ Europe sorting out its economic
problems to provide some stability and certainty in world markets, which impacts on the Australian economy. ✱ At least one more reduction in interest rates by March next year. ✱ A smooth transition into the new Building Act, which is due to commence on April 2, 2012, and promises to reduce building approval periods. ✱ Extending the 0.2 per cent construction training levy to all resource construction projects which would considerably increase the training of building apprentices and other workers in the building industry.
Q Picture: iStockphoto.com/YanLev
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HE past 12 months have been tough for most builders and specialist contractors with a downturn in work opportunities and a fiercely competitive housing industry. Next year promises to be a little better, but uncertainty still prevails as a result of a volatile economic scene overseas. Builders have provided Santa with a dream list of gifts that would benefit their festive season cheer and their economic prospects during 2012.
A-Z BUILDING information A loft is a sensible way to go if you are looking for more space, but there are a number of rules to follow, says Master Builders technical adviser Romina De Santis
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HEN looking at ways to maximise your floor space, considering a loft design can provide a cost-effective option without necessarily building a two-storey home. The Building Code of Australia has included new provisions for sloping ceilings to accommodate this trend. There are still compliance matters that must be considered when designing a new home with a loft or retrofitting a room into your roof space.
The Building Code of Australia requires: ✱ The room must have a hard-wired smoke
detector installed. The installation of smoke detectors for sloping ceilings has specific requirements to ensure they activate promptly in the case of a fire. ✱ The stairs must maintain the minimum 2m head clearance from the edge of the nosing to the ceiling. This may dictate where the stairs may be located.
✱ The existing ceiling frame must be suitable for
the proposed loads and must be inspected and certified by a professional engineer. ✱ The ceiling height must achieve an average of 2.4m for a habitable room (bedroom, games room) and 2.1m for a non-habitable room such as a store. The average is taken from the point where the ceiling height is not less than 1.5m to the highest point. Parts of the room with a height less than 1.5m are excluded from the calculation. The average must be achieved for two thirds of the area of the proposed loft.
are a number of builders who specialise in the installation of roof-space storage rooms and lofts. Picture: iStockphoto.com/gremlin
My new home is approaching completion and I am worried about possible theft and vandalism over the Christmas break when the house will be unattended. Have you got any advice? The traditional Christmas/New Year shutdown means that many building sites will be vacant during this holiday period. There may be an increased risk of theft and vandalism during this period. If the house is under construction and practical completion has not been reached, any loss or damage will be covered by the builder’s insurance. However, as many handovers are completed before Christmas, it may be that you are responsible for the site once practical completion has occurred. You should ensure that you have insurance in place – even through a cover note if possession of the site has passed over to you. Builders have a range of strategies to deal with theft and vandalism for projects under construction. These strategies can include security lighting, alarms, hidden cameras, fencing, signage, neighbourhood awareness schemes and even security patrols. There are many practical things that you can do to protect your new home if you have taken possession already and will be away from home during the festive season. Think about security screens, deadlocks and/or security film on windows. Be careful about garden design so that entry points are visible from the road and not obscured by vegetation. Alert your neighbours that you will be away and make sure that newspaper and other home deliveries are cancelled and mail is collected. Keep an internal light on and even a radio playing. Keep a car in the driveway. These are all deterrents to would be intruders.
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✱ For more information on building, visit the Master Builders A-Z Building Information Directory at www.mbawa. com. If you have any questions about home building or purchase issues, email gavan@mbawa.com
Consider installing sound insulation in the floor/ceiling frame. Activities and movement around the floor above are amplified downstairs, so it is a good idea to install a thick underlay and high-pile carpet as well as including items that absorb sound within the loft area. Your designer will be able to assist you with ensuring the compliance of your new loft with the requirements of the BCA. There
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