Step 6: Building your Home
Once we have received building approval and the letter of “Authority to Commence Construction” from your lender, your file is given to the Scheduling department for the ordering of all materials that will go into building your new Alliance Home.
This is a detailed process in which approximately 2-3 weeks is allocated to fully complete all ordering prior to commencing construction.
In the meantime, your Building Supervisor will carry out a “pre-start” inspection of your land. You will be invited to meet with your Supervisor. He will discuss matters relative to the site, works and safety.
Once all orders have been finalised, the Supervisor will be sent the complete construction file to organise the site cut, surveyors set-out, under slab drainage and the slab pour, all of which are reliant upon fine weather and a firm site. We will advise you of the dates of the Stage 1 works.
The Building Cycle Calculator below outlines the 20 stages of construction so that you can monitor progress. Please note that this is only a general indicator and will vary depending on each individual project. Should you desire, we can arrange for you to meet the Supervisor at certain other stages throughout the building process (Stages 6, 12 and 19) which have been marked on the Building Cycle Calculator.
Should you have any questions regarding progress you can discuss them at this meeting or, if you have an urgent query, please feel free to call the office on 07 3368 9700 for assistance.
Stage 1: Site cut and Under Slab Drainage (Approx 4 weeks after ACC)
Earthworks will be the first sign of movement on your site. The earth works contractor will scrape/cut and fill your block to suit the requirements outlined on your site plan. In some cases retaining walls will need to be erected prior to earthworks however in most cases they will be done after, your supervisor will instruct you if necessary.
Once your site has been shaped and prepared for building our surveyors will mark out the extremities of the building with survey pegs.
The drainage contractors will use the pegs installed by the surveyors in order to install all drainage and storm water pipes to the necessary locations. At this stage the electrician and telephone contractors will install their cables from the services at the street to their locations on the building.
Stage 2: Slab (Approx 6 weeks)
This will be the first of five stages known as claim stages, meaning stages at which you will receive correspondence from our office informing you to make this particular payment known as the base payment. The concreters will prepare the slab for concrete installing boxing to contain the concrete and reinforcing steel to strengthen the slab. Once this is complete an engineer will inspect the preparations and once passed the slab will be poured.
Stage3 to 4: Frame Stage
Once the slab is poured the carpenter will set out the slab using a chalk-coated string line. He will mark out where all the walls are going as well as making sure everything is nice and square. Once the carpenter completes the set out he will then stand all of the pre-nailed wall frames and secure them together using appropriate nailing and strapping techniques. The carpenter will then brace the frame with timber and metal braces ready for the roof trusses.
Stage 5 : Roof Frame
The carpenter will now setout the location of the trusses on top of the wall frames and proceed to stand them and fix them in place using appropriate tie down and fixing techniques.
Stage 6 : Frame Complete (Approx Week 8)
This is the second of the five claim stages; you will receive correspondence from our office informing you that it is time to make your Frame complete payment.
Once the carpenter has completed the wall frames and roof trusses, they will be inspected by a qualified certifier and once passed the job will proceed.(Site inspection welcome)
Stage 7 : Main Rood Covered
Now that the frame is complete it is time to install your selected roofing system. Materials will be delivered to site prior to our contractor installing and completing the roof over your home.
Stage 8 : Plumbing and Electrical Rough Ins
This is where our sub-contractors install all the pipes and wires etc. for all the services in your home. These rough ins will be installed as per the approved plans and are crucial to the final location of the lights and taps etc. as they are hidden behind brickwork and plasterboard and are extremely hard to access at a later stage.
Stage 9 : Brickwork and Plaster Started
Now that all the rough ins are in place, it is time to start installing the bricks and plaster that will enclose and secure your home. An insulation foil will be installed to the outside of the building prior to this happening to ensure proper insulating qualities, as well as increased moisture protection for your home. Once this is completed the sub-contractors will start laying bricks to the external walls and sheeting the internal walls with plasterboard. Once the plasterboard is installed they will set all the joints in the sheets to make all walls and ceilings appear seamless. The final touch is the installation of the cornice, this is the curved plaster product used to decorate the joint between your wall and your ceiling.
Stage 10 : Plaster and Brickwork Complete (Enclosed) (Approx Week 8)
This is the third and possibly the most exciting of the five claim stages known as Lock up or Enclosed. Once you receive the correspondence from our office you will be required to make this payment and it is made once the brickwork is complete and the plaster sheeting has all been installed. By this stage the entry doors will be installed and locks will be fitted, which is where it gets the name “Lock Up” Stage. Your house is now completely enclosed, locked up and starting to look like a home!
Stage 11 : Cabinets and Fix Started
As your home is now lockable, your cabinet manufacturer is able to deliver the kitchen and bathroom cabinets to site and have their sub-contractors return to install them. Once they have completed installation of the cabinets, the carpenter can return to site and begin the fix out. Fix out is a term used to describe the carpenter’s task of installing all internal doors, architraves and skirting boards. The fix out carpenter will now install the particular style and design of fix out material you have chosen on your colour selection.
Stage 12: Fix complete and Eaves
The eaves or soffit is the area that overhangs between your brickwork and your fascia. In this stage the carpenter will fit the eaves sheets and eaves molding and complete the fix out of your home. (Site inspection welcome).
Stage 13 : Tiling Complete (Approx Week 18)
Tiles will now be delivered to your home and the tiler will follow and lay the tiles throughout. Once the tiler has finished tiling you will receive correspondence from the office to make your fourth claim stage payment, Tiling Complete.
Stage 14 : Painting Complete
At this stage the plasterers will return to do a pre-paint. They will do any final repairs and preparations before the painter arrives. Once fully prepared the painter will apply the to the walls and ceilings using your selected colors as per your color selection and contract.
Stage 15 : Plumbing and Electrical Fit Off
Now the painting has been completed it is time to start installing all the fittings to your home. This is when electricians, plumbers and air-conditioning sub-contractors return to complete what they started at rough in stage.
Stage 16 : Bathroom and Robe Fit Off
Once your tiling was complete, a measure up was done on all your wardrobes and wet areas. Now it is time to install shower screens, mirrors and sliding wardrobe doors. This is also the time when our carpenter will return to do a final fit off. This includes all internal door furniture, toilet roll holders, towel rails and doorstops.
Stage 17 : House and Site Clean
Now that all the trades and major works are complete its time for us to clean up. A builders clean will be done inside and out side your home. Once the cleaning contractor has finished cleaning the house itself it is time for the site to be cleaned one last time. The final site clean also includes creating fall away from the house for approximately the first meter; this will stop any rainwater from ponding up against the footings, which should be avoided. Any remaining dirt left on site will be stock piled and is the owner’s responsibility as per your contract along with leveling for driveways and landscaping unless included in your contract.
Stage 18 : Landscaping and Paving
The site is now ready for external works if they have been included in your contract. This will include driveways and landscaping, sub contractors will complete these items as per your color selection and contract.
Stage 19 : Construction Complete
Now that all work on your new home is complete it is time for you to meet the supervisor on site and do your “pre-handover” inspection. This will be done approximately one week before handover and gives you an opportunity to ask any questions and point out any items you are unsure about prior to handover. Any items that need to be rectified can now be done so prior to handover.
Stage 20 : Presentation to Customer (Approx Week 24)
Your site supervisor will conduct handover with you on site and will run through the items in your handover kit and all other paperwork. He will take you on a detailed tour of your new home showing you how everything works and what you have to do to maintain your new home. If you do happen to find any items you are unhappy with, he will note them on the defects document and if agreed to by both parties, these items will be rectified within 10 working days. Outside the property the supervisor will run through your termite barrier and how to ensure this is not breached. Once the inspection is complete you will make your final payment by bank cheque, unless electronic transfer was previously arranged with our office. The supervisor will trip the locks on the house using your new keys. This will reset the locks to your keys and our construction key will no longer unlock the door. This means that if further access is needed to your property for any handover defects, you need to be present and open the door to give sub-contractors access.
