Northern Beaches Builders | Maintenance Guide

Posted on February 12, 2012 by bleyeradmin

Northern Beaches Builders | Maintenance Guide

Regular maintenance will protect your home, extending its life and providing a safer living environment.

DRAINAGE – Northern Beaches Builders

Surface drains and stormwater drains from roof downpipes should be installed in accordance with local Council requirements. Stormwater must not be allowed to collect around buildings, nor should it be directed on to adjacent properties. This is particularly important on sites with reactive soils.

LEAKS – Northern Beaches Builders

Any leaks in water, sewer, gas or stormwater pipes should be repaired promptly.

PAVING – Northern Beaches Builders

Perimeter paving around the building is necessary to prevent the soil from drying out (especially on the north and west sides) and to resist the penetration of rain adjacent to the footings. Preferred paving materials are concrete or brick, with ample grading away from the building.

GARDENS – Northern Beaches Builders

Gardens, lawns and plants should provide a uniform long-term soil moisture content around the building. Changes in gardens and watering can lead to variations in soil moisture content which may cause cracking in the building’s superstructure.

Large garden beds should not be located next to the building.

TREES – Northern Beaches Builders

Certain species of trees should not be planted in residential gardens on sites with reactive soils. Most trees should not be planted close to buildings. Trees which overhang roofs should be cut back to avoid blocked gutters and downpipes .

The removal of large trees can also cause problems. Clay soils may swell and lift footings as moisture is returned to the soil.

MASONRY WALLS – Northern Beaches Builders

Masonry walls are naturally brittle and may crack, particularly at openings, when subject to footing movement. Movement in walls should be monitored, and expert advice should be sought on recurring or widening cracks. Repair cracks when re-painting.

Minor cracking usually has no influence on the stability of masonry walls.

TERMITES - Northern Beaches Builders

Termites are more likely to strike where sub-floor ventilation is poor and dampness is present. Regular inspections by termite experts are recommended.

DAMPNESS - Northern Beaches Builders

Signs of dampness in walls, floors and roofs may indicate more serious problems and should be investigated further. In older buildings faulty damp-proof courses can contribute to rising dampness.

PAINTING - Northern Beaches Builders

Regular re-painting enhances the exterior and protects materials from the ravages of sun, wind and rain. Persistence weathering will cause the deterioration of most surfaces.

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Healthier Homes | Northern Beaches Builders

Posted on February 12, 2012 by bleyeradmin

Healthier Homes | Northern Beaches Builders

How Sick Is Your Home in the Northern Beaches?

The quality of indoor air in northern beaches builders our homes is often worse than outdoor air. Indoor pollutants can be a health risk, especially in new homes or building additions due to the off-gassing of synthetic materials, finishes, furnishings and appliances. Combined toxic emissions in confined spaces will cause SBS (sick building syndrome).

So avoid products which.

  • contain formaldehyde, eg in most pressed wood products, laminates
  • emit noxious gases, eg unflued gas heaters
  • contain VOCs (volatile organic compounds), eg some paints, glues, carpets
  • are used as termiticides – (chemicals for termites)
  • Carefully select new materials and finishes for your home. Natural products are generally preferred to synthetics.

Even renovation work on older homes can release toxins such as lead and asbestos from dormant materials. Older homes often have poor ventilation and may also develop SBS. Dust and mould can be a source of allergens northern beaches builders

Regular year-round ventilation of all the spaces in your home is highly recommended – northern beaches builders. ceiling fans can assist in stagnant areas which lack cross ventilation. Indoor plants can improve air quality. Where possible bring sunlight into your home in winter.

Other health issues could include.

  • dampness in habitable rooms, especially bedrooms
  •  disease carrying pests like rats, cockroaches, flies, etc
  •  contaminated water and waste systems
  •  excessive noise levels, poor lighting
  •  slippery floor surfaces and uneven steps
  •  electrical faults, EMR exposure
  •  faulty smoke alarms, bushfire risk
  •  unstable structures, etc
  •  Seek expert advice on home health and safety matters

Good design and product choice can significantly reduce health risks in the home. But an understanding of health issues and safe-use procedures by ALL the occupants is just as important northern beaches builders

A sustainable home must be a healthy home northern beaches builders

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Environmental Building Designs Northern Beaches

Posted on January 15, 2012 by bleyeradmin

Charlie’s Policy For Environmental Building Designs …

My policy with a new design project is to assume nothing. Firstly I listen gently to my clients’ needs to develop an understanding of their living patterns and dreams, while not overlooking any constraints northern beaches builders

Then I need to visit the building site, walk the land, get to know its form and feel the natural elements of soil, slope, wind rain and vegetation. Any existing structures are assessed kindly to retain/re-use or limit the damage.

Sustainable home designs…

  • include energy efficient systems
  • are attractive, practical and durable
  • are affordable to build … with low running costs
  • minimise CO2 emissions and all waste from the site
  • use materials low in embodied energy from sustainable resources
  • have balanced mass, insulation, ventilation and solar access
  • include water efficient catchment, fixtures and systems
  • incorporate materials and finishes with low toxicity northern beaches builders
  • are integrated with the site and productive gardens

Our lives are rejuvenated by our nurturing homes. For example… access to the rising sun can bring light, warmth and energy into a home northern beaches builders

Efficiencies in the use of energy, water, land and plants, building materials, etc will all contribute to a low-impact, sustainable home design northern beaches

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Retro-fitting Your Home For Winter In Sydney | Sydney Builders

Posted on January 15, 2012 by bleyeradmin

Retro-fitting Your Home For Winter In Sydney

Is your home comfortable in winter or do you dread the cold weather?

As a Building Consultant and renowned ‘cold frog’ I have some suggestions which may improve the performance of your home this winter. The key elements are reducing heat loss, improving insulation, and efficient heating.

Please consider alternatives to electric heating which may be more expensive and less reliable in the future Sydney builders

1. Insulate your ceilings, walls and raised floors. The ceiling insulation should be upgraded to a level of R3.0, walls and floors to R1.5 (where possible)

2. Improve access to winter sunlight – cut back foliage which may obstruct the sunlight on the north side of your home (winter sun is lower in the sky). Expose east and west facing windows to the sun – in winter only.

3. Reduce heat loss:

Add heavy curtains and closed pelmets to the inside of windows

Exclude drafts by:

  • Sealing gaps in floors, walls and ceilings
  • Closing gaps around doors and windows
  • Adding door seals to the bottom of doors (or use cloth ‘snakes’ to block the gap under doors)
  • Adding automatic closers to external doors
  • Fitting shutters on vents, chimneys, exhaust fans

4. Improve home heating by:

  • Checking the efficiency of your existing heater (service it regularly)
  • Selecting a more efficient heater, properly sized to suit the space
  • Considering alternative sources of heat .. eg solar storage systems, heat-shifting ducts in the roof space
  • Seek advice from Energy SA on conserving power in winter

5. Consider separating living areas from the exterior with airlocks. Add doors or curtains to passages and stairwells to zone them from living areas

6. Check your local climate (hills, sea, city, plains) for the direction of prevailing winds in winter so you can exclude or deflect those icy blasts

7. Zone the warmest room (usually on the north side of your home) as a cosy retreat from other areas. Smaller rooms are quicker and cheaper to heat

8. At a personal level you could increase your own level of physical activity in winter to improve your circulation and inner warmth sydney builders

Longer term options may include:

  • Making building alterations to your home to improve the access of winter sun to living areas
  • Consider double glazed windows or using high performance glass to reduce heat loss
  • Build external breaks against cold winds and driving rain
  • Increase thermal mass in rooms which draw warmth from the sun – heat can be retained by the mass in concrete floors, masonry walls, earth berms, water tanks
  • Add a greenhouse on the northern side of your home which can draw and store heat that is then vented into the living areas

Reducing heat loss, proper insulation, and efficient heating are the key elements to warming your home. Each building should be assessed individually to maximise the benefits of retro-fitting sydney builders

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Owner Northern Beaches Builders

Posted on January 8, 2012 by bleyeradmin

Owner Northern Beaches Builders

My research into owner-building turned up little formal information on the OB process in Adelaide SA. In fact owner -building is actively discouraged by the local building industry and authorities. The best source of information for OBs is available in the bi-monthly Owner Builder magazine (available from most newsagents) and OB websites.

  1. In my experience as a building consultant I have found successful OBs to have:
  2. good organisational skills
  3. enough spare time and energy
  4. some knowledge of building and the industry
  5. a sense of humour … which will be tested

Be prepared for difficulties with Councils, lending institutions, subcontractors, building suppliers, unforeseen extras, acts of God, etc. There could be a steep learning curve.

Many OBs expect to save heaps of money, but unless you have access to lots of free skilled labour, the costs may exceed your expectations. OBs have limited buying power as ‘one off’ customers to suppliers and tradespersons. Delays are often incurred, which can be expensive if OBs are paying rent elsewhere.

Alternate methods of building ( earthwall and straw bale) may suit OBs because some of the work is labour intensive and semi-skilled, but OBs must fully understand these different methods of constructions in advance.

LEGAL | Northern Beaches Builders

In early days most workers built their own home, but not today. OBs now assume the same legal responsibilities as registered builders. OBs are covered by Building Contractors Act 1995 and Development Act 1993.

Insurances are required by OBs – eg . public risk, contract works (for theft, damage). Check tradespersons’ indemnity insurance – get a copy of their current policy.

Conditions may apply to OBs borrowing money from banks. Lending institutions require OBs to employ a qualified supervisor to inspect works at various stages of construction before making payment on claims for work completed.

Councils also now require building work by an OB to be checked at stages by a registered building supervisor or certifier.

And check with ATO re tax obligations.

DESIGN | Northern Beaches Builders

Develop your own list of needs and a rough sketch of the building. But seek expert advice on the final design – to suit site conditions, improve efficiencies and comforts, reduce wasted space, and keep the project within budget. Have an overall design for the site. Allow in your budget for unforeseen extras.

OBs need a proper set of plans for Council approval, loans, tendering by tradespersons and suppliers, details of construction work on site. Employ an experienced draftsperson to draw your detailed plans.

A structural Engineer is required for the footing report and structural information. A surveyor may be required also if you are building on or near boundaries.

A word of advice on Councils – seek information from them in an open manner . avoid the ‘them & us’ approach. Councils can be helpful if you work with them, rather than against them.

Various materials and construction methods should be considered at the design stage.

Alternate materials like rammed earth, mud brick and strawbale require expert advice. Delays may occur during approval process if you intend using alternative materials.

Use a specification and building schedule to list all materials and finishes.

Use building materials with low embodied energy, or re-cycled materials if available.

OBs could develop some carpentry skills and build a framed house – a quick and relatively cheap method. Lightweight house design is becoming more popular among environmentalist OBs. Note that all frame buildings must be insulated properly .

TENDERING | Northern Beaches Builders

Set a budget for the total cost of building work. Get an early estimate of the total building cost at the design stage. Follow up with firm quotes when detailed plans are available. Allow for extras.

Get 3 prices on most items. Some tradespersons in building industry are street-wise operators – they may take advantage of inexperienced OBs.

Any extra work done by tradespersons during construction should be quoted and agreed on before the work is done. Use licensed tradespersons only.

CONSTRUCTION NORTHERN BEACHES

when your all your good preparation starts to become a reality.

Develop your own program of work to help you co-ordinate tradespersons and the supply of materials and services.

Be prepared for delays on supply of materials, tradespersons who don’t turn up, wet weather, problems during construction, remedial work, etc.

To resource tradespersons – try your draftsperson, friends, the local paper, local building sites and material suppliers.

Get Certificates of Compliance from major trades (eg plumber, electrician) when their work is complete. Don’t pay for uncompleted work.

Councils now require building work by an OB to be checked at stages by a registered building supervisor or certifier.

An option for OBs with limited time is to employ a builder to the ‘lock-up’ stage (after the heavy trades and structural work is done). OBs can then complete work as time/money allows.

EXAMPLE of a satisfied OB :

Leslie (mother of 6 kids, housewife, part time employee) was advised against assuming the OB role, but she fully informed herself of the building process, and with some back-up from others, she built a $80 000 addition to her home. It was slow, but she was very satisfied with the result, and really enjoyed the experience.

She says it helped when dealing with tradespersons to be well-informed, cheerful and persistent in her approach. If she can be an OB , so can you.

Please contact me for further advice. I have assisted many OBs.

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Northern Beaches Builders | Lightweight Construction

Posted on January 8, 2012 by bleyeradmin

Northern Beaches Builders | Lightweight Construction

A lot has been heard about earthwall and strawbale construction among environmental groups. But have you considered the simplest form of construction . which is lightweight timber framing. for your new home or building addition in the northern beaches

  1. Timber framing is a versatile, environmentally sustainable method of construction. Some of the advantages of lightweight timber framing are:
  2. Timber is an easy material to handle and work with . framing can be easily adjusted for future alterations or additions to your home
  3. Timber is readily available as a natural product from renewable resources . plantations of trees absorb carbon emissions
  4. Lightweight framing is suitable as a method of construction on reactive soils, sloping sites, and in earthquake prone areas
  5. Timber frame walls can be only 12cm thick . so valuable floor area is not lost by having very thick external walls
  6. Timber framing is a low energy system of construction
  7. Framing can be erected quickly . an owner/builder/labourer and a carpenter can build the frame of a 3 bedroom home in about one week
  8. Frame buildings can be de- constructable (or relocatable) as whole buildings
  9. Timber has a wide range of structural uses and appealing finishes . and it can be re-used many times
  10. Lightweight framing can be used for walls, roofs and floors . and it performs very well in all climates if properly insulated
  11. Timber is a stable material which does not conduct heat/cold
  12. Services (power, water, etc) can be easily ducted thru frame walls, roofs and floors
  13. Lightweight buildings can save on the cost of footings

Lightweight timber construction (northern beaches builders) has many advantages. For further information contact Jack Metcalf, building consultant

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Pests in Buildings | Sydney Builders

Posted on January 8, 2012 by bleyeradmin

Pests in Buildings | Sydney Builders

The most damaging environmental pests in the property industry are greedy humans like developers, builders and estate agents. Other pests. like termites. do much less damage

Even some designers, tradesmen, suppliers and home owners create environmental problems. Unfortunately human pests are hard to eradicate. instead I will try to enlighten you about TERMITES and their secretive ways

Termites | Sydney Builders

Permies may have more problems with termites than other folk due to the permaculture passion for gardening. Permies often use raised garden beds and deep mulch next to walls of buildings which can allow entry for subterranean termites. Trees, shrubs, neighbouring properties and bushland may also harbour termite nests

Damp soil attracts termites and their damage is often first found near bathrooms and other wet areas in homes

If you intend buying or building/extending a home you should be aware of the havoc termites can create and know how to manage their invasion with proper.

  • preventative barriers
  • regular inspections
  • on-going maintenance

There are many different species of termites but only a few species of subterranean termites will attack buildings. However these little critters invade all kinds of houses and secretly damage more than just timber in buildings. 70% of homes in Adelaide will be attacked at some stage in their life

Built-in barriers which protect the whole house are highly desirable. Easy access for the inspection of termite activity is essential

Raised floor levels can deter subterranean termites. The concrete floor level of a house should be more than 100mm above any external paving. Timber floors need at least 400mm of clearance from the ground for underfloor inspections and ventilation.

Note: Do not use underfloor spaces for storing termite fodder (cellulose based materials)

Low toxicity termite barriers include the following.

  • concrete floor slab
  • stainless steel mesh
  • layer of small crushed stones
  • galvanised steel capping
  • bait box monitoring

Each system of protection has its own special requirements and should be installed by a licensed expert. Approved chemical barriers ( termiticides ) have a limited life and may cause other problems

Termite resistant timbers are preferred for use in landscaping and garden areas

Annual termite inspections are needed in high risk areas like Adelaide . Cold climates, like in Tasmania , are less attractive to termites

Some household insurance policies may not cover termite damage. so check your policy OR run the risk of a huge damage bill

Commenting on pesky termites our Bill Mollison might say “You don’t have a termite problem, but you do have a numbat deficiency”. However once termites set up a colony in your house even numbats, echidnas and aardvards may be stumped to control them

OTHER PESTS such as mice, cockcroaches , silverfish, flies, fleas, mosquitos, wasps, possums, etc may be controlled in the home by.

  • blocking their entry
  • restricting their breeding habitats
  • removing food and water sources
  • adding bait stations

using repellents such as certain herbs, natural oils, plants
encouraging predators such as spiders, black ants, frogs, gecko lizards
Each kind of pest problem needs an individual approach by an experienced person. Some local Councils offer advice and assistance. A useful guide to pest control is J Tyrrell’s book “Pest Pack” available from Choicebooks.

For all building services in Sydney (Sydney Builders), please contact us today

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Recycled Materials Northern Beaches Builders

Posted on December 28, 2011 by bleyeradmin

Recycled Materials Northern Beaches Builders

A better approach is needed to reduce the volume of building materials which is sent to landfill as waste. Re-cycling of suitable building materials is an essential part of ecological sustainability in northern beaches builders.

All building and northern beaches builders materials can be recycled (even concrete), but some are easier to re-use than others, eg.

  • Bricks for example are difficult to recycle if they are set in hard mortar, so using weaker mortar is preferred
  • Reversible jointing methods are preferred in framing systems, eg bolted or screwed connections rather than welded joints in steel
  • Copper and aluminium may have a high embodied energy content as new materials, but they are still suitable for recycling
  • Composite materials are generally more difficult to recycle, eg coated materials, laminates, etc
  • Some materials, like timber, are easily re-constituted into wood products: other materials require more energy inputs to be recycled
  • The durability of some materials enables them to be re-used several times, and the life of all materials can be extended if they properly protected and maintained while in use
  • Some materials are difficult to recycle as building materials. Other materials may outlast the life of the building
  • Lightweight framed structures are the most suited for de-construction, re-use and total re-location
  • Construction methods which are selected at the design stage will often dictate the ease or difficulty of de-construction and the percentage of re-usable materials salvaged from a defunct building.

So building designers have a responsibility to specify preferred materials and methods of construction which are suited to recycling. Building contractors need to exercise care during demolition, and should be prepared to re-use suitable materials on projects. Owners should insist on the use of recycled materials.

. in the interest of ecologically sustainable development.

PS. See the ‘Owner Builder’ bi-monthly mag for some radical recycling ideas. Contact Bleyer Constructions today for all your building requirements in the northern beaches

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How Upselling Works In The Construction Industry | Northern Beaches Builders

Posted on November 16, 2011 by bleyeradmin

How Upselling Works In The Construction Industry | Northern Beaches Builders

Have you noticed whenever you buy a burger, the sales people always try to persuade you to “Go Large”, or have “extra fries” etc. Have you also noticed at the checkout of every superstore are racks of things you would not have thought of buying, but as you stand there waiting at the checkout, you suddenly realise all the things you “need”. Scary stuff! Real profits come when you get the client to buy a larger, more expensive, or more comprehensive product or service in the northern beaches.

Northern Beaches Builders

This is how it works in the construction industry:

EXAMPLE A: The Remodeler/Home Refurbishment, in the business of building extensions, bathrooms, sun rooms, loft conversions etc., How about suggesting certain enhancements at the point of survey. Or ask them if they had considered extending the work to include a the latest whiz bang disposal unit, designed to be 150% more efficient and thus delivering significant cost savings to your client.

EXAMPLE B: The Commercial Contractor, how about offering a Repairs and Maintenance service after the initial defects period following contract completion. This can deliver great benefits for your client because you already know the premises and can operate much more efficiently with the prior knowledge base you already have.

EXAMPLE C: The House Builder: If you are building housing schemes where a number of homes will be rented/leased you could offer and Liaison Officer based on site for the first 6 months after completion, to make sure people are secure in their homes, know where to find everything and are happy. You could offer this service as a “free added benefit” this may be the deciding factor that will win you the contract over your competition! Alternatively, if the client/housing association/ local housing authority are intending to employ someone for this job, you could easily extend your business reach by supplying “the right person for the job” someone who already knows the property and has proven qualifications to do the job.

EXAMPLE D: The Sub-Contractor: if you work for a number of larger contractors, the way you source the products you use is crucial. It may be that the main contractor already has an approved list of suppliers, but often good relationships can be established with individual Buyers to enable the Subbie to recommend where to source materials at competitive prices. A whole range of complex partnerships can be made to enable commissions to be paid and everyone benefits! Of course, it goes without saying that any deal agreed should be completely transparent and should ultimately benefit the client in terms of cost savings and quality products and services. One wrong move or “under the table” deal can result in lost credibility and trust. So keep everything above board.

EXAMPLE E: The Architect: Design & Build contracts are one obvious root to establish good working relationships with construction professionals on a project team and can be one way architects can “up-sell” their professional skills by working on a partnering basis. Partnered Contracts can be lucrative for all involved, including the client, but they have to be set up correctly to work efficiently. More about this in a later chapter. Architects who are willing to get involved at the Pre-Construction phase of a project on a “No Pass No Fee” basis are more likely to keep busy down the line. (“No Pass” meaning not getting Planning Approval for a project).

EXAMPLE F: Whatever area of construction you are in, you will have a network of approved professionals you work with. So you will have a lot of bargaining power when soliciting goods and services for your project. Sub-contractors, agents, architects, quantity surveyors, building consultants and merchants will all be part of the mix. This can be an area of healthy growth for your business when approved list suppliers, partners and subsidiaries reciprocate with their own recommendations for your company – northern beaches builders.

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Roofing and Roof Repairs | Northern Beaches Builders

Posted on November 16, 2011 by bleyeradmin

Roofing and Roof Repairs | Northern Beaches Builders

Roof repair on a residence or commercial property in the northern beaches is critical when it comes to safety. A weak roof on any building should be repaired right away, because depending on how bad the condition, it could cave in during a Miami rain storm. There are common signs to look for to determine if a roof needs repair work. Paying close attention to these signs and taking appropriate action could save you a great deal of money in the long run.

The most blatant sign that a roof needs repair is water leakage. This could be detected if there’s water in the attic or water in the ceilings. Miami’s wind driven rain can get under shingles, as well as penetrate through tar paper. If a roof is missing or have any cracked shingles; this can and normally does allow seepage. If your roof have shingles that are cracked, curled or missing, it is time to contact a roofer for some serious help. Rain storms in southern Florida will completely ruin a roof with missing or damaged shingles.

There are simple ways to prolonged the life of your roof in the northern beaches. Many people have their roofs treated and cleaned every few years. Having your roof power-washed is a great way to remove the moss and buildup. Of course, when the time does come to have your roof repaired or replaced, the dreaded question is always asked, “how much will it cost?” Naturally this is a very unpopular question among nearly every home & business owner. Roofs are not indestructible and over the years they will need to be repaired and or replaced. This is unfortunately inevitable. The cost to replace a roof depends on the size and materials of the roof. It is recommended to get several quotes from roofing contractors in the southern Florida area before settling on a company to use. The more quotes you get simply means the better options you’ll have.

Northern Beaches Builders

Having your roof repaired or replaced is a huge deal, so researching companies regarding the quality of their work is imperative. The best way to research a roofing contractor is through your family and friends who have had roofing work done. Referrals from family and friends is actually preferred when trying to find a good reputable company. The main questions to ask are questions that get right to the point, such as:

1) Was your family member or friend satisfied with the roofing contractor?
2) Did the roofing contractor stay within the budget?
3) Did your family member or friend have any problems with the roofing contractor?
4) Will your family or friend recommend the roofing contractor?

The above questions will set you up to make the right decision for northern beaches builders in choosing who to give your business to. There are numerous roofing contractors in the south Florida area, so finding help when needed should be an easy task.

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