the building process

If you have never been involved in a building project, here's a basic rundown of how it works (most of the time!)

After you have the construction drawings for your new project, the builder will make a start on site - exciting! One of the very interesting aspects of the build is how the building seems to expand and contract depending on what stage it is at.

Step 1. The correct spot.

Get the surveyor back to mark out the position of the building/s and other major components.

Step 2. Earthworks.

These will vary from site to site, project to project - but pretty much always involves at least one excavactor, backhoe, or bobcat. We all prey for sunshine only weather during this period, but more often than not, some rain does fall and gumboots need to be worn...

Step 3. Foundations.

Whether they be strip concrete, bored piers, screw piles, or floating slabs, the building needs these to be solid and accurate so the rest of the building has a chance of going up smoothly and accurately. Services such as plumbing and Electrical are 'roughed in' at this stage also. At this stage it is not uncommon to get the feeling that the building is smaller than expected.

Step 4. Framing.

The next thing that needs to be done is to get some building skeleton happening, basically with the aim of getting up to roof level as quickly as possible so the roof cladding can go on and provide some weather protection. In most of the projects we undertake, a combination of timber stud framing (or 'balloon frame' as it can also be called), and steel structural members are used to create the walls of a building. If masonry brick or concrete blocks are used, this is the time they are also laid. Safety regulations generally mean that a solid floor substrate is laid over timber floor framing (to eliminate the chance of someone falling through), so a plywood or particle floor will miracuously appear. This part of the project is usually quite exciting because for the first time, a real sense of the spaces within the building can be had. The building can often feel larger than expected at this stage because of the ability to 'see-through' the walls.

Step 5. Roof cladding.

After it has been framed up the main roof cladding will go on - whether it be colorbond, zinculum, tiles, slate or some new material from Europe...now the tradies can get out of the rain which tends to fall off and on inevitably

Step 6. Exterior wall claddings and windows.

Where timber stud construction is used, it is now time to fit the exterior cladding material/s. These days there are a host of possibilities, from the more traditional weatherboard and 'FC' (Fiber Cement) sheet, to newer materials like plywood, zinc or rendered foam panels. Windows also get fitted at this point which is definitely a milestone in the project as the transformation of 'building site' to 'finished building' seems to occur. The look of the building from the outside as well as the vastly different feeling inside the building gets everyone excited that the project is on the home straight.

Step 7. Services.

With the building now watertight, the pace on site often increases at this stage, with multiple trades onsite at the same time. The Electrical and Plumbing as well as other services trades install cabling, pipework, ducting and the like. There are often many decisions to be made on site regarding final positions for switches, light fittings, and plumbing fixtures - so the demand on client time is increased. 

Step 8. Preliminary Interior works.

Carpenters also start constructing internal elements like cupboards, bulkheads, shelves and stairs, as well as fitting door frames and polished timber floors. Insulation will be fitted and plasterers will install plasterboard sheeting to affected walls and ceilings. The building suddenly feels like it shrinks when the grey/brown plasterboard goes on - not to worry, still some expanding to do in coming stages.

Step 9. Fittings, Fittings & Appliances.

coming...

Step 10. Interior finishing.

coming...

Step 11. Exterior works.

coming...

Step 12. The letterbox.

It's a sure sign that the project is very close to completion when the letterbiox goes in. From this point you will probably expect a few delays with getting final 'defects' completed by the builder - but dont worry moving in shouldnt be far off.

Step 12. The holiday.

This may appear to be a joke, but experience has shown that clients who plan for a good relaxing holiday after a building project, are all the better for it. The ups, the downs, the delays, the stress, the excitement and the let-downs are all part and parcel of a construction project. So do yourself a favour and set aside part of your budget (that CANNOT be spent on that extra flatscreen), amd take a well deserved holiday after the dust settles. You will be glad you did.