The peace and quiet of a job complete.


Living area


Kitchen


Laundry


Looking down to service yard


Looking down on pond


Trickle effect


View from the rear lane ¶ 3:18 PM

The cabinetmaker began installing the final kitchen benchtops last Friday, only to find that one of them did not have the required bevelled edge treatment on both sides. Further frustrations as this one had to be sent back yet again for rectification. It arrived back here this morning but plumber must make an extra trip to fit in sinks and tapware.

Furniture also arrived this morning and the suppliers have been busy setting it up, side stepping between the builder and the plumber at times.


Cooktop bench - cooktop can be recessed into
benchtop so that surface is flush with top


Island benchtop - fixing in progress

The last of the hydronic heating panels and the boiler unit have been installed. We have selected a combined heater towel rail in the bathroom, saving space and heating towels at the same time.


Hydronic heated towel rail


Furnishing front bedroom


Furnishing the upstairs living area


Under stairs display area


Looking up from front door ¶ 2:42 PM

Front door is complete with the final fitting off of the brass letter slot.


New brass letter slot

Landscaper was also able to finish the side planting after a bit of assistance from the builder chipping back the edges of the feature concrete slats across the rear yard, allowing adequate growing space for the roots of the selected plants.


Side planting

According to the supplier, the bench tops are in transit to the cabinet maker. This means they can be fitted off tomorrow along with the last few other miscellaneous electrical, plumbing and building items, completing the works. ¶ 2:16 PM

The solar hot water service has finally been installed on the roof and the system connected. While it is easy to overlook as it is usually neither a main building or design element, it is imperative to check whether Planning permission is required for the installation of the roof mounted panels right from the start of a project. In our case the solar panels formed an integral part of our design and as such were included within the original Planning approval.


Roof mounted solar panels

Tiler has finished the mosaic splashback to the laundry bench. Tapware and shelf can now be added.


Laundry splashback

Rear facade work is almost complete: the rain waterhead and powder coated aluminium panelling has been fixed and is waiting for the fixing bond to cure before removing the supporting tape.


West end of rear facade

Final kitchen benchtops have been promised for delivery by early next week. Once installed all other trades can finally finish off. ¶ 3:27 PM

Landscape contractors arrived to complete the rear yard. They have selected mondo grass (Ophiopogon japonicus) to fill the gaps between the paving. It is not actually a grass but a lily; a low growing, spreading, evergreen perennial noted for its grass-like short, dark, glossy green leaves. It is very hardy, needs no mowing as it only grows to about 75mm (3") tall and will tolerate very dry conditions - ideal solution to softening the edges of the hard landscaping. There will be some larger 'matching' plants strategically located along the boundaries.


Plants delivered to site


Preparing the water feature / pond


Mondo grass in situ

The laundry tiling has not yet begun, but the kitchen splashback and glass balustrades were delivered and installed. The green splashback clashes with the yellow surround of the light fitting in the upstairs vanity but this is easily remedied. The yellow band can be removed leaving the rim a neutral frosted white.


Splashback from kitchen side


Upstairs vanity using borrowed
light through kitchen splashback


Toughen glass balustrade
along open side of stairwell


View from front door looking
up towards study nook ¶ 3:06 PM

With the internal works almost completed, the floors are ready for polishing. The boards were sanded last night and this morning the first coat of finish is being applied. When dry, the floor will be lightly resanded and a second coat applied: all in all three coats will be applied. The finish brings out the depth of colour and lustre of the rose gum timber.


Applying the finish to the Study Area


Finished timber stair treads

Nothing else can be done inside while the floor finishing is in progress so now the builder can focus completely on the rear landscaping and external works, although this will require a bit of a clean up!


Back yard activity

The rendered cement sheet walls and screens have been painted. The builder will fit off the water feature this afternoon when the landscape contractor comes in to complete the planting and few odd miscellaneous items.


Service 'yard' screen

The few remaining internal glazing panels should be delivered some time today to be fitted in the framing when the flooring is dry enough for access. The toughen glass splashback panel to the kitchen bench and balustrade panels to the stair and stairwell will hopefully be delivered early tomorrow.

Finally, the builders' waste at the rear will be cleared away.

There are still a number of outstanding items - connection of the hot water service, commissioning the plumbing, electrical and hydronic heating systems, security system (scheduled for tomorrow morning), completion of the kitchen joinery and appliances fitoff, internal balustrading, some external work to the front and rear balcony as well as a number of minor miscellaneous items.

After the issue of practical completion the building can be handed over to the client (Archicentre) and the Defects Liability Period will begin. ¶ 11:45 AM

Extreme activity continues on site today with the builder putting a significant effort into coordinating the finishing trades and activities.


Fitting out living area

Steel balustrading is fixed in place and painted, waiting on glazing infil panels to complete. These will probably not arrive until the end of the week or early the following week due to the backlog of orders at the toughening treatment plant.


Stairwell balustrading

Grouting to tiles is now complete, though they still need a good clean.


Grouting shower recess

Most of the sanitary fixtures have been fixed but not fitted off (connected).


Upstairs vanity

Painting is progressing. Painter has applied the special finish - Home Hardware's Home Brand Black Pearl to the timber doors which creates a slightly opalescent grainy surface finish.


Door finish ¶ 1:50 PM

The works are rapidly pulling together.

Tiler has completed both the internal and external tile laying - grouting still to finish off.


Tiling to shower in ensuite


Balcony paving

Timber stair treads arrived and has been fixed to the steel.


Timber treads

The internal glazing frames finally arrived and are being installed. These windows pick up the natural light from the rear bedroom's north window and the central light shaft and filter it into the internal bathroom/ensuite.


Fitting the internal glazing frames ¶ 1:36 PM

The tiler has almost completed laying internal wall and floor tiles. Final contrast tiles to the shower shelf, external tiling and grouting will finish off this trade next week.


Wall tiling to shower recess in ensuite

The powder coated aluminium panelling around the upstairs bi-fold wall has been fixed. This contrasts with the rough cast textured finish of the wall panelling on the lower level and complements the aluminium glazing framing.


Fixing rear cladding

Builder is still waiting on the toughened glass panels to the internal windows and kitchen splashback and balustrading. He has been promised at least the window and splashback glazing by early next week.

Kitchen bench top hasn't been delivered yet without which the cooktop and sink can't be fitted off. Painting, floor polishing, external garden works, heating panels fitoff and electrical and plumbing fitoff must be completed by mid week. ¶ 12:27 PM

There has been a flurry of activity at thee site over the last week and the builder assures me this will continue in order to meet the completion deadline.

After some initial difficulty in obtaining the tiles - out of stock (had to make a few changes to stocked available tiles) and delays in delivery, the tilers have begun work.


Bathroom floor and wall tiling

Painting has commenced.


Front entry corridor

The steelwork for the balustrades are in place.


Rear balcony balustrade

The renderer has finished the heavily textured panels to the rear.


Textured cladding panels



¶ 1:25 PM

The glass floor panel has been delivered and installed. .


Glass ceiling over study area

The timber feature wall in the study has also been fixed. When the timber flooring is polished, the true impact of the colour and texture contrasts between wall and floor will become obvious.

The builder has stuck up a cartoon sketch of the two of us. I'm flattered (I think!). With the protective plastic sheeting and boarding over the glass ceiling above, the photo won't do it, or the panelling, justice until they are removed just before handover. (We may have to rethink the location of the caricature. Prospective buyers may have other opinions as to where it should be placed!)


Timber feature wall. ¶ 3:36 PM

Activity on site should begin to pick up from this week on as tradesmen and suppliers begin returning from the Christmas break.

During the last week the builder has only been able to do a few odd jobs. The reveal around the stair well on the first floor has been faced and trimmed.


Stairwell reveal

The builder is on a tight schedule to complete the Terrace within the next four weeks.
* The tiles have been ordered and the builder is anticipating that laying will start this Thursday.
* The plumber still has to install and connect the solar hot water service as well as fit off the internal fittings - kitchen, bathrooms, laundry - however these cannot be completed until all the joinery is installed. The cabinet maker will not be returning from holidays until the end of next week which will put off delivery of the kitchen units for at least two weeks.
* The basic light fittings have been ordered though we are still finalising the selection of a few of the feature fittings.
* The glass floor panel under the lightwell in the kitchen (allowing the natural daylight to reach the study below) should be arriving within the week. This special structural panel is 3.5 cm thick.
* Timber treads for the stairs have been ordered and awaiting delivery.
* Steel framing for the balustrades and handrails is on order.
* Glazier expected this week to site measure for the toughened glass balustrades. The builder is concerned that the heat treatment (toughening) process may cause some delays as there are only a few plants in Melbourne that actually provide this service.
* Painting has yet to commence.
* Externally, there is still the render, cladding panels, roof guttering and downpipes, garden paving, drainage, painting and fencework to complete.

¶ 11:05 AM

As expected, little has happened over the Christmas New Year period.

The authorities have taken advantage of the lull in road traffic and activity around the city and university at this time of the year and have commenced some major road/tram track works, right outside the property, which should be completed before the builder returns to work.

The roller shutter to the rear yard has been installed.


Roller shutter to courtyard
¶ 8:37 PM

While work is generally slowing down in the lead up to the new year, the builder is tidying up and finishing off the odds and ends.

At stair plinth has been clad in matching floor boards. Joinery continues to arrive - the vanity benches to both toilet are in place, waiting for the plumber to fit off the hand basin above. The skylight shaft has been completed and the soffit around the stair well has been lined with plasterboard.


Timber finished stair plinth


Vanity to upstairs toilet


Trimmed skylight shaft


Trimming the stair opening ¶ 3:43 PM

Our stairs are finally taking shape, but we have had to move to Plan B to get them moving. Originally the stairs were included as a monetary allowance in the contract, after preliminary discussions with a specialist stair manufacturer and their cost estimate. However, after a lengthy period of negotiations between the builder, a specialist stair builder and ourselves, where the costs rose higher than the stair run, we had to instruct the builder to adopt plan B. Plan B requires the builder to coordinate the construction of the component parts; steel frame, treads, balustrade, balustrade infill panels etc rather than involving the specialist sub-contractor. In this instance it will be a significant savings in costs, though why Plan A costs escalated so far in the first place is still a mystery.

The steel frame consists of a central beam supporting steel plates over which timber treads (matching the flooring) will be fixed. The stair sits on a broad timber plinth, defining the space and providing additional usable display platforms. Even without the treads, the stair is usable and has made it much easier for the builder to complete the work upstairs.


Stair skeleton


Stair plinth

Joinery is arriving progressively. The laundry is beginning to take shape and the slide away doors are on their track and sliding perfectly.


Laundry bench with doors slid
back into the side cavities

Door hardware and furniture is being fitted.


Door furniture ¶ 4:21 PM

Missing windows have finally arrived.


Glazed sidelight, partially open.
Obscure glass prevents overlooking of neighbour


Correct bifold window in action

The rear facade has been rendered and work is well underway on the front facade restoration. Here the fence capping has been stripped back to the raw brick. The fence and facade have been patched where necessary and have received their paint undercoat. Verandah roofing has been replaced and the replacement guttering and downpipes are in progress.


Rear facade


Front facade

Plumber has fitted the shower drainage outlet tray in anticipation of the tiling.


Shower outlet

Cabinetry is being progressively installed. The WIR is complete and vanity unit to downstairs bathroom is in place. The basin unit will sit above the cabinets and be fitted off by the plumber at a later date.


Vanity to bathroom

Builder anticipates that the steel stair framing will be ready next week, but treads likely to take longer. ¶ 3:52 PM

Rear glazing
External view


Rear glazing
Internal view

Still missing a few windows.

Flashings are still incomplete around skylight and windows which is causing some water damage to internal plasterboard linings.

Builder has started work on the facade restoration. The verandah roof sheeting has been removed, the new sheeting and new gutters are on site, new gutters on site - all moving forward.
¶ 3:45 PM

Window installation progressing


West highlight windows to Living area

The skylight has arrived and has been installed. Installer will be returning to complete the flashing.


Skylight over kitchen

The cabinet in the upstairs vanity works well. It conceals a cupboard within a cupboard, providing access into the void behind (over the front bedroom) where the water tank is located.


Hidden access to water tank

Renderer has been at work, finishing off the rendered blockwork in the bathroom downstairs. Will tackle the external rendering during the week.


Rendered shower wall

¶ 3:03 PM

The joinery fitout has begun with a wall of shelves being installed in the Walk-in-Robe to Bedroom 2 and the cupboards to Bedroom 1. Several smaller units for the bathrooms and small upstairs study area are also in place.


Walk-in-Robe shelving


Cupboard to front bedroom

Some of the windows arrived today but the builder's excitement was somewhat tempered when the main bi-fold glazed door to the upstairs living was found to have been fabricated back to front. This will have to be redone with further delays inevitable. Remaining windows should follow shortly.


Glazed door from rear bedroom


Wrong bi-fold!


External privacy screen on upstairs verandah

Framework for roller door from laneway has been erected.


View down into backyard ¶ 2:45 PM

The small screen fence, behind which all the unsightly services (hydronic boiler) and rubbish bins will be hidden, has been constructed. It repeats the same timber slatted screen element as in the privacy screen on the verandah above. The blueboard cement sheet will be rendered to match the rear facade when finished.


Services screen

Still waiting for our windows and skylight.


All (temporarily) sealed up ¶ 2:12 PM

The lack of windows is resulting in atypical site progress. Applying some lateral thinking, the builder is tackling a number of external items first in order to keep the project moving forward. The water feature pond has been formed. The rear fence, the fence between the two Terraces and the screen fence around the small service 'yard' (more like a corner) are in progress.


Rear water feature - screen to hide
services just beginning on the right

In anticipation of the rain forecast for tonight and tomorrow, the builder has temporarily sealed the building with a combination of sarking foil and boards to protect the internal wall and ceiling linings, as well as the timber flooring which is now being laid.


Temporary weather protection


Rosegum flooring
¶ 4:26 PM

Plastering is continuing. Forming around skylights, internal openings, windows and recesses. Plaster is a very flexible material which can be used effectively at the intersection of irregular planes to form complex shapes and angles, and to create drama and visual interest.


Looking past kitchen towards front


Recessed ceiling light slot over meals area


Completed plasterboard over blockwork wall

Windows expected later this week.

Builder is forming up water feature in rear garden. Water feature will recycle roof rainwater using a solar powered pump system.


Digging out the pond
¶ 1:30 PM

Builder is still waiting for the windows but is managing to keep the project moving forward.

Plastering has begun to internal spaces where rain is unlikely to reach. Plasterer is fixing an acoustic ceiling to the open plan Study area. We have selected Lafarge Plasterboard's AcoustiControl, a plasterboard sheet panelled with 6 square sections of square perforations. This achieves both sound control and spatial definition by creating a defined area of pattern on the ceiling. We are also using their Watershield board in the bathroom wet areas.


Acoustic ceiling


Plasterboard finish to Living Area


Plasterer applying plaster adhesive
to blockwork to directly fix plasterboard sheet ¶ 3:55 PM

With the services rough-in completed, the builder has begun fixing the plywood ceiling. However, without the weather protection of the windows, only sections of the internal linings can be fixed. The ply is weatherproof and can be used both internally and externally, allowing us to create a seamless ceiling line from the living area through to the balcony, and we hand selected the ceiling panels for colour, grain and character.


Plywood ceiling to Living Area

¶ 11:15 AM

Foster heating have roughed-in the heating pipes to each individual panel. The fit-off, or installation of the panels, will not occur until much later when all internal walls, flooring and even probably the painting has been completed. There is quite a range of different panel types and sizes to suit every application and design criteria. We are considering placing two tall narrow panels at the northern end of the living area, turning them into a definite design element, depending on availability within our construction program.


Hydronic pipes to future panel in bedroom 2

Hydronic pipework extends to the future boiler location in the rear in the 'service' yard. Waiting for fit-off.


"service" yard connections

Still waiting for our windows and skylight. ¶ 5:10 AM

Plumber has started rough-in for connection to the roof mounted solar panel. All the pipes (even the cold water supply) must be insulated to prevent contact with the other services and the metal roofing as well as to maintain the temperature. Outlet pipes from the hot water service are now duplicated as the temperature of the water to bathroom fittings is reduced to prevent accidental burns injuries.


Pipes (green) to solar panels

Electrical rough-in complete. All wiring either threaded through framing or chased into blockwork walls. Power points have been located at 400 mm above the floor level in accordance with the principles of Adaptable Design - to accommodate easy use by people with diverse physical abilities.


Wiring chased into wall

Exhaust ducts from bathroom and laundry in place. These exhaust directly to the outside, through the underside of the first floor verandah and will be fitted off with vent covers.


Flexible exhaust ducts ¶ 4:18 PM

Plywood lining to underside of verandah roof

Builder was able to fix the marine ply lining to the underside of the verandah roof. Still waiting on the completion of the services rough-in to carry the lining through to the living area.

Had further discussions with the hydronic heating sub-consultant on panel sizing and placement which is particularly critical to avoid other service outlets (power, data etc) and to provide maximum flexibility in future furniture arrangements. ¶ 4:04 PM

Despite our best intentions, we are unable to locate the boiler for the hydronic heating system in the roof space above the front bedroom. The boiler's flue cannot be angled, but must rise vertically from the unit. This means that it would penetrate the existing roof and contravene the Planning Permit. Instead, we will place it in the back yard, behind the screen panel we originally designed to shield the water tank (which is now located in the roof space) from view.

Meeting on site with the solar hot water supplier to work out where to locate the boosted storage tank and other installation details.

¶ 1:09 PM

Took our partial sample 'heritage' profile window down to the planner at the City of Melbourne to discuss the option of replacement the front bedroom window. This window has apparently been used successfully in a number of heritage renovations in inner Sydney and has a lot to offer in terms of thermal, acoustic and security performance, however the planner was doubtful that the solution would immediately satisfy the Council's Heritage consultant. While there is the possibility that, given the time to make detailed presentations, we could get the window approved, we cannot afford to delay the works any further and will direct the builder to patch and repair the existing. ¶ 11:40 AM

The window fabricator was on site this morning doing a site measure for the windows. At this stage he advises that there may be as much as a 3 week delay before the completed units can be installed, which will significantly delay our construction program. We have asked him to look at ways by which the works can be fast tracked or at least staged to allow the installation of critical windows which in turn will allow the builder to commence internal cladding and fitout works.

He also delivered us a partial sample of a period window matching the existing front window. The sashes need replacing in the existing window and the sill is badly deteriorated. Although repairable, the new window will provide much improved thermal and acoustic performance. However, all these issues will need to be fully discussed with the City of Melbourne's planners and their approval sought before further action on this matter. ¶ 4:18 PM

Spent Thursday and today with the builder at various suppliers checking out plywood sheeting options for the raked ceiling over the upstairs living area and the external cladding. Disappointed to find that one of our previous suppliers is no longer in business. We have decided on a product, finalised our detailed plans accordingly and forwarded these to the builder.

Unfortunately, he cannot begin to sheet up the internal ceiling until the plumbing services for the solar hot water system are roughed in, as well as the windows, which are necessary to protect the internal panels from weather damage. With the external battens already in place, the builder can begin the external cladding works next week when the panels are delivered to site. ¶ 5:39 PM

RACV's contractor has begun the rough-in of the structured wiring network. We have located the hub in the service cupboard outside the upstairs toilet, above the front bedroom. All data and communications wiring terminates at this control panel allowing maximum flexibility in re programming connections, setting automatic timing functions, adding in additional lines or service connections or changing functionalities.


Installing the hub

Electrical rough in is also happening at the same time. Bundles of different colour coded cables are looping through the exposed framing.


Electrical rough in

Stair fabricator came into the office this afternoon. We discussed the existing conditions and provided him with the detailed drawings.

Went out to our timber supplier to select floor boards. Still considering options. ¶ 4:50 PM

Had preliminary discussions with the heating contractor who will be designing and installing the hydronic heating. At this stage we intend to sit the boiler on the platform above the front bedroom, next to the water tanks as long as the exhaust flue can be taken up through the framing to the new roof. We will provide service access to this area via a door through the rear of the storage cupboard in the upstairs guest's vanity.


Tank on service platform in roof space ¶ 5:21 PM

Finalised the design of the courtyard screen with the builder this morning. The wheelie rubbish bin and recycle crate will be concealed from view behind the screen. Though space is tight, we have made allowance for a wheelie recycle bin as well as its likely that the City of Melbourne will follow other municipalities in its introduction.

Held preliminary discussions with the supplier of decorative timber veneer panels. We propose to create a feature wall using these veneer panels, running the full height of the building - from the study and kitchen above - through the light well on the western wall. ¶ 5:08 PM

The Terraces from first floor level across the road

The roof is on.

Once the framing was up the Colorbond corrugated sheeting was quickly laid, assisted by the simple form of the roof. The sheet could have been laid in one continuous length down the roof, but there was nowhere to deliver, let alone the space to manoeuvre each sheet into position, due to the limited access and size of the property.

The roof sarking was laid over the battens, providing additional insulation and moisture protection (against roof cavity condensation) with the roof sheeting laid above.


Roof sarking

With the ceiling following the line of the roof over most of the upper living area, the ceiling insulation will be laid prior to the plywood ceiling lining.


Internal view of roof underside

Electrician and plumber will begin roughing in their services. ¶ 5:06 PM

The top hat sectioned purlins are in place, completing the roof framing steelwork. Delivery of roof sheeting and sarking is expected first thing tomorrow morning. ¶ 5:01 PM

Another fine day.


Lower roof framing

With the main structural steel roof members in place, the builder has started to frame up in between. The roof is basically one main sweep up from the existing ridge line with a small, separate roof section below the highlight windows along the western boundary. This narrow section is supported on timber joists, spanning between north-south steel beams.

Similarly, the lower ceiling section over the kitchen food preparation area has also been framed in with timber joists.


Ceiling/roof over kitchen


Timber members are firmly bolted to steel frame.

¶ 2:02 PM

Damp Proof repairs have been completed to the existing original walls at both T1 and T2. It may not look like much, but without the treatment, it would not be too long before the rising damp became obvious. Even with the relatively dry soil conditions under the properties, the original walls were riddled with damp.


Damp treated brickwork

Received Planning endorsement for the recently submitted design amendments including changes to the roof and rear landscape design. ¶ 4:02 PM

Rain water tank

Water tank delivered today. In order to accommodate its weight, the engineer had to increase the size of the ceiling joists over the front bedroom to form a platform for the tank. Its not too unlike the old electric heated, gravity feed hot water tanks installed in many older houses. This one will be filled by water collected off the whole of the new roof. Any over flow will feed directly into the storm water drains. This tank will eventually be connected to a header tank which will in turn feed into the toilet cisterns.

Now that the tank has been lifted up onto the platform, the builder can place the remaining ceiling joists in position.

¶ 5:24 PM

Another fine day.


Cavity slider frame

The cavity sliding door frames have been installed to the ground floor ensuite bathroom and rear bedroom.



Joist supporting water tank platform

Platform for water tank is also under construction. Ceiling joists have been increased in size to take the weight of the fully loaded rainwater tank. Only half the joists have been fitted in position, leaving a gap through which the tank can be hoisted.

Builder cleaned up site in anticipation of Media & Industry Briefing on site this afternoon.

¶ 11:25 AM

Roof Steelwork

The builder has finally erected the roof steelwork. It has not been an easy task. The second crane arrived on Saturday and it too did not have the required reach. The only viable option was to reduce the distance from the crane to T1 by requesting access through the neighbour's rear yard.

The builder was unable to contact the residents of the neighbouring property for permission and Saturday's severe weather put an end to any further attempts that day.

A third and successful attempt was made today. With the neighbour's permission, a third larger crane, and a lot of hard work, the steel was lifted and secured in place. While the steel was prefabricated to size, the irregularities of the site meant that some fine tuning had to take place, cutting to fit as the steel was lowered and fixed in position.



¶ 3:55 PM

Hot and cold water pipes to vanity

Despite the hold up with the steel work erection, other construction work still goes on.

The plumber began roughing in the hot and cold water pipes to the ground floor bathroom.

Steelwork delivered to site. The builder had to organise a crane to lift the steel into position - major members are over 14 m long. Access is a problem. The crane could not gain direct access through the rear of the lane and had to work from the laneway intersection two terrace lengths away. It did not have the necessary reach.

Builder will try again tomorrow with a larger crane.

In the office we have been busy finalising the Laminex finishes colour schedule and the wet area fittings and fixtures. We also revised the lighting layout for better efficiencies.
¶ 2:28 PM

Good weather today.


Framing in-wall sliding doors to bathroom

Regular fortnight coordination meeting with both T1 & T2 builders and Terence Nott. With many site issues being common to both Terraces, this meeting is a very time effective one.

More detailed inspection of both original verandah roofs confirm that they are in very poor condition. We are seeking direction from the Planners as to whether this section is to be repaired or replaced.

Submitted revised documents for planning endorsement. These cover revisions to the roof and rear yard design.

Framing progressing. Builder has installed in-wall sliding door framing and in-wall cabinet over vanity basin on the ground floor. Upstairs guest vanity and kitchen framed.


Kitchen framing, guest toilet behind


¶ 4:45 PM

Prepared additional detailed sections and held detailed discussion with the steel fabricator to explain the roof structure. Experience has shown that this pre-empts possible misunderstandings and incorrect fabricated structural members turning up on site.
¶ 4:05 PM

Sat down with the engineer today to discuss the roof changes. He is revising the ceiling structure above the front bedroom to take the weight of an in-roof water tank. Spent some time revising the guttering, flashing and downpipe details and discussing plumbing logistics with builder.
¶ 3:24 PM

After discussion with the City of Melbourne's environmental consultant, we are investigating the modification of our roof design to be able to collect more roof rainwater.

Under the 5 Star legislation, rainwater collection can be used for either toilet flushing or for use in the hot water service if an alternate source of non-potable water is available. Given the small size of the property, a larger catchment area is desirable in order to effectively fill the tank and reduce reliance on the mains water supply.

Another important consideration is the choice of roofing and guttering materials. The existing roof over the front bedroom and verandah is part of the heritage streetscape and is of a different material to that of the proposed new roof. The junction between the two must be carefully designed to avoid contact between unlike metals that otherwise may cause premature rusting.
¶ 12:31 PM

Weather fine.



Connecting new framing to old over front bedroom

First floor framing progressing. Interesting exercise connecting the new framing to the old. The quality of the existing timbers is poor. Little care appears to have been taken when the original slate roof was replaced with the 'newer' corrugated sheet. There are missing and damaged battens and even the existing main structural ridge beam is inadequate, having been cut through at a point near mid span and 'patched' at the other end.

Heavy rain for most of day.


Posi-struts to first floor

I managed to get in a site visit this morning before the weather turned. Firrst floor flooring is complete and, weather permitting, builder will be able to fix balustrades and move onto first floor framing tomorrow.
¶ 12:56 PM

Clear weather day - good for site activity

Progress has been rapid.  Most of the steelwork is in place.  First floor flooring going down.  When complete, builder will be fixing safety railing around perimeter and stairwell void so that work can begin upstairs.

Got up on the ladder to first floor level today for the first time.  The view over the rear to the north is even better than I imagined.

¶ 2:48 PM

Spent some time on the phone with various suppliers discussing options for the rear facade panelling.  There are probably about 4 alternatives which will give a similar look.  Need to consider fixing detailing, availability, durability, sheet size (ease of cutting to size and wastage)and cost.



¶ 3:39 PM

Have complimented builder on the neatness of the site.  Its not always easy to keep under control but in the end it makes the whole construction process easier, particularly on such a restricted site as this.

Spent time on site discussing and fine-tuning the locations of plumbing fixtures and the optimal placement of the concealed pipework, in-wall bathroom cabinets and cavity sliders.  Such discussions are important to avoid compromising the structural integrity of the framing, and ensure sufficient noggings and supports are in place to provide the necessary fixing points.

We have begun discussions with the window manufacturer discussing sill details.  They will mock up a small sample to clarify.

 

 


¶ 3:12 PM

Steelwork fixing and framing has commenced, with the steel beams supporting the rear balcony and first floor being fixed in position as well as the timber framing up of internal walls.


The rooms begin to take shape

Inner city Melbourne might be laid out in a grid but don't expect to find all corners right angles. The two terrace properties are typical of this and not completely regular in shape. Correct set out dimensions and accurate documentation is critical to avoid unexpected irregularities. Setting out a dimension from the wrong wall of the property could have many repercussions throughout the project - a domino effect. It has meant a fair bit of measuring and remeasuring by our builder on site to get it right before commencing the framing.

Irregularity can also be a trap for the unwary. The planned for crisp clean lines can become a jumble of messy angles and joints when tiling joints, skirtings, cornices and even timber flooring just don't line up which once noticed, will forever be a jarring visual fault. While we cannot disguise T1's irregularity, later on we will draw the attention completely away from it by laying the floorboards at a distinct and definite angle to the walls.
¶ 3:19 PM

Weather has been good for the last few days with only light drizzle which has not affected the works.

Have issued an instruction for the Builder to put in an agricultural drain on the western boundary at the rear to avoid any water seepage problems as the neighbours back yard is higher than our footings.
¶ 10:08 AM

Wall has grown beyond comfortable access height and builder has constructed scaffolding from which to continue block laying.  This scaffolding will be raised as the wall continues to grow.
It does tend to create a strange view from our web-cam as it takes up most of the view width of T1.

Scaffold set up on T1


¶ 5:17 PM

Wall is growing.
 
Had a call from the neighbouring owner concerned that an off-shoot of the castor oil plant previously rampant in T1 was not removed from their property.   A property owner generally has the right to remove any plant growing on, or overhanging, their land and boundary at any time, and whilst normally a builder would not access a neighbouring property, since it has been specifically requested, I have asked the builder to remove it if it is not too difficult.

¶ 4:05 PM

Clear sunshine today.

Brickie has commenced building up the common dividing wall between the terraces.


Common dividing wall - note foam strip at construction joint ¶ 3:18 PM

Cold and wet most of the day.

Steel structural posts delivered and fixed. These will support the upper level and the lintel over the rear bifold doors.


Eastern supporting steel post ¶ 2:25 PM

Little can be done on site while waiting for the slab to cure.

Builder started the framing for the new boundary fence, replacing the old sheet iron structure. ¶ 3:21 PM

Rain! ¶ 3:34 PM

Slab poured early morning. Should be smooth and level before noon. Clouds to the south are that deep purple that promises rain. Hope it holds off until later in the day, giving the concrete surface time to harden.


Concrete slab poured - surface leveled and smoothed ¶ 11:27 AM

Great morning, overcast afternoon. Very windy all day.

Builder forming base for slab out of crushed rock with sand over.

Sorted out the bath problem. After discussing the options with the Client and, in consideration of potential residential profile, have deleted the bath. We agreed that installing a pump might lead to continuous maintenance problems down the track and stepping up and over the bath side would compromise the 'adaptable' design of the house.

Instead we are replacing the bath with a purpose built level entry shower allowing us to enhance the feeling of light and openness of the bathroom/ensuite space and it also has the added bonus of simplify the plumbing.


Forming slab ¶ 5:02 PM

Overcast and drizzle clearing up in the afternoon.

Blockwork laid to level to clear top of slab. To achieve the necessary fire rating, sound rating and structural strength, the dividing wall at front of property will be hollow blockwork filled with mortar where space is at a premium, while the remainder of the common wall will be two skins of solid blockwork.


Base of common dividing wall

Looks like we may have a problem with the sunken bath in the Ensuite. Builder's site set-outs have established that we will not have the required fall to the sewer drain and will either need to raise the bath or install a pump. The bath was an adaptive design, allowing a special grate (or false base) to be inserted across the whole of the bath creating a level entry showerbase if required for someone with reduce mobility. Will discuss options with Client. ¶ 3:09 PM

First load of blocks delivered to site this morning.

Brickie will start building up the common dividing wall as soon as the concrete is well cured.


Strip footings for common dividing wall.

Wind has picked up today and sheet off neighbours sheet iron fence has loosened. Builder has temporarily secured it, but more permanent fixing will be needed to keep the site secure until the whole fence can be replaced towards the end of the construction works.

¶ 2:58 PM

After consultation with the engineer, the builder had to take out more of the original structure than we planned. This variation will unfortunately add more to the project cost as he now has to rebuild these walls from the foundations up. Hopefully it won't significantly affect the construction program.

As the builder's on-site set out has confirmed that the new concrete slab edge beam will be approx. 100mm below the depth of the west side neighbour's footing, have asked engineer to revise the edge beam as an offset footing to avoid any potential for undermining the neighbouring structure.

Trenches dug for new common boundary wall. Reinforcement set out.

New stormwater line located to fall from rear lane to street kerb and channel.

Concrete pour scheduled for later today.


Base of original 1866 wall ¶ 1:53 PM

The builder is concerned over potential collapse of lane paving at sewer excavation and will provide a weather proof tarp or similar over the excavated area to protect it from rain until the hole can be backfilled.

The builder is also concerned about the structural integrity of remaining original brick walls and suggests replacement of the existing hard plaster
with new in order to strengthen dilapidated mortar joints. We need to consult the engineer on this.
¶ 1:25 PM

Builder beginning excavation of trenches for the laying of sewer lines which will run under the house. These must be laid prior to the pouring of the concrete slab. Will connect to existing sewer line running down the rear laneway. ¶ 11:03 AM

Clean up after demolition is a pretty stark reminder of the poor quality construction techniques and materials of mid last century. Our property's walls were founded on a pile of bluestone rubble. The bricks used were unevenly fired with many raw or near-raw doughbough just crumbling away. Brick sizes were uneven with the walls resembling a jigsaw puzzle of bricks laid flat, on edge, fill-in broken ones and thick blobs of mortar to fill in the uneven gaps. We are concerned about the stability and structural integrity of the remaining walls and will need to get the engineer's advice.

We were aware, prior to construction, that there had been minor movement in the verandah party wall. Its worthwhile noting that the verandah party wall between 262 and 260 has been rebuilt, as has the verandah party wall and lane wall at 260 suggesting that this type of construction is probably fairly typical of workingmen's cottages of this era.
¶ 11:19 AM

Melbourne, Beautiful sunshine one day.....continuous rain the next!

Melbourne certainly needs the rain but it is the curse of every building site until the roof goes up.

Heading out to Frankston with Terence Nott (architect T2) to the Ministerial launch of Archicentre's other major YBE project The Tree Houses. Similar project parameters, very different project conditions and restraints. Will be very interested to see how the architect has resolved the issues. ¶ 10:56 AM

Met with Builder on site this morning. Lane has been blocked off on our side giving builder better access to site for machinery and equipment.

Demolition work is almost complete, with clean up still going on. Waste materials have been sorted for recycling.

Amazing fungus growth on now-exposed floor joists. Not at all surprising considering that the joists were literally laid on the ground with almost no sub-floor ventilation. Ideal environment for fungus, mould and rot.



Thick white fungus growth on existing floor joists ¶ 10:15 AM

The 1960's extension has been removed.

On Monday the builders will remove the rear of the original building. ¶ 4:26 PM

Have requested Builder look at ways of reusing demolished materials. Problem here is storage - there is nowhere to clean and keep material on site until they can be reincorporated into the works.

Builder also looking at other options for recycling. ¶ 1:56 PM

Builder has picked up Building Permit and is working on demolition strategy in cooperation with the builder of T2. It's a good thing that the two terraces are being constructed at the same time. With the buildings originally built as one, it would have been very difficult to demolish just one side only.

Need to get copies of Permit and insurances to forward to client for their records.

Meeting Builder on site this afternoon to go over demolition sequence and discuss site safety and OH&S issues. ¶ 12:43 PM

Contract signed. Waiting for 3 day cool off period before Builder can begin on site.

First task will be demolition.

Using this waiting period to organise collection of Building Permit and Tradesman parking permits for site.

The Tradesman parking permit allows a tradesman all day parking within the property's parking zone. Have asked client to put in a formal request for the permits through the City of Melbourne Permits and Approvals office. Permits are only available for 3 months at a time, but we'll reassess need at that time. ¶ 11:33 AM