The Property and Maintenance Technical Specification (PDF 16.5 MB)

The Property and Maintenance Technical Specification (PDF 16.5 MB)
South Australian
Housing Trust
Property
&
Maintenance
Technical
Specification
DOCUMENT CONTROL SHEET
Document Name
Division
Branch
Responsible Officer
Approval
Version
Status
Issued
South Australian Housing Trust Property and Maintenance Technical Specification
Next Review
Addendums
1 September 2016
Appendix A Legislation, Housing SA Policies, Procedures
Appendix B Colour Scheme & Product Schedule
Appendix C Housing SA Forms & Checklists
Appendix D Trade Detail Drawings
Appendix E Double Unit Kitchen & Bathroom Designs UPGRADE WORK ONLY
Appendix F Housing on Designated Aboriginal Lands – Trade Detail Drawings
Appendix G Housing on Designated Aboriginal Lands Material Schedule
Appendix H Housing on Designated Aboriginal Lands – Ministers Specification SA 78A
Renewal SA on behalf of the South Australian Housing Trust (SAHT)
Technical Services
Technical Project Officer
Manager, Technical Services
V3
Current
1 September 2015
CONTACT PERSON (for enquiries or amendments)
Name:
Petrice Barker
Position
Technical Project Officer, Technical Services
Telephone Number
8207 0874
Email address
[email protected]
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
2
Table of Contents
1.
INTRODUCTION
1.1
1.2
1.3
2.
GENERAL CONTRACT REQUIREMENTS
37
1.1.1 Compliance .......................................................................................... 37
1.1.2 Reference to “the Principal” ............................................................... 37
1.1.3 Hours and Conditions of Work ........................................................... 37
SPECIAL REQUIREMENTS
38
1.2.1 Generally .............................................................................................. 38
1.2.2 Fencing ................................................................................................ 38
1.2.3 Disputes ............................................................................................... 38
1.2.4 Alternate Products .............................................................................. 38
1.2.5 Council Requirements ........................................................................ 39
1.2.6 Photo Voltaic (PV) Systems ................................................................ 39
1.2.7 Disposal of Waste ............................................................................... 39
1.2.8 Incidental Works.................................................................................. 39
1.2.9 Utilities ................................................................................................. 39
1.2.10 Installation of White Goods .............................................................. 39
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
39
COMPLETE DEMOLITION OF BUILDINGS
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
2.21
2.22
2.23
2.24
2.25
2.26
2.27
2.28
37
40
EXTENT OF WORK
40
PRIOR TO COMMENCEMENT OF WORK ON SITE
41
SECURITY AND SAFETY
41
NOTIFYING NEIGHBOURS
42
TRAFFIC
42
NUISANCE / DISRUPTION
42
ASBESTOS AUDIT
43
ASBESTOS AIR MONITORING
43
ASBESTOS REMOVAL
44
ENVIRONMENTAL PROTECTION
44
FIRE PROTECTION AND CONTROL
44
DILAPIDATION SURVEY / REPAIRS
44
PROTECTION OF AND DAMAGE TO TREES / SHRUBS BEING RETAINED44
2.13.1 General ............................................................................................... 44
2.13.2 Significant or Regulated Trees ......................................................... 45
CONTRACTOR’S ACCESS / VEHICLES
45
SANITARY FACILITY
45
SUPERVISION
45
PROGRESSING THE WORKS
46
REMOVAL OF PLANTS
46
CLEAN AND TIDY SITE
46
SALVAGE, RECYCLING AND DISPOSAL
46
SERVICES
46
2.21.1 Sewer / Effluent ................................................................................. 46
2.21.2 Stormwater ........................................................................................ 47
2.21.3 Water .................................................................................................. 47
2.21.4 Water, Gas, Electrical & Telecommunication Conduits .................. 47
CONTAMINATION
47
LATENT ITEMS
47
DEMOLITION MATERIAL REMOVAL / SITE CLEAN-UP
47
EARTHWORKS
47
SURFACE PREPARATION
48
MILESTONES / SIGN-OFFS
48
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
48
2.28.1 Extent of Work: .................................................................................. 48
2.28.2 Prior to Commencement of work on Site: ....................................... 48
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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3.
DEMOLITION OF PARTS OF BUILDINGS FOR OTHER WORKS
3.1
3.2
3.3
3.4
3.5
3.6
3.7
3.8
3.9
3.10
3.11
3.12
4.
EXCAVATION AND FILLING
4.1
4.2
4.3
4.4
4.5
4.6
4.7
4.8
5.
5.3
53
STANDARD OF WORK
53
MATERIALS
53
4.2.1 Fill ......................................................................................................... 53
4.2.2 Top Soil ................................................................................................ 53
4.2.3 Termite Treatment ............................................................................... 53
EXCAVATION GENERALLY
54
4.3.1 Extent ................................................................................................... 54
4.3.2 Maintenance ........................................................................................ 54
4.3.3 Rock Excavation.................................................................................. 54
4.3.4 Cutting Existing Pavements ............................................................... 54
4.3.5 Excavation in Public Areas ................................................................. 54
4.3.6 Excavation in Areas Owned by Others .............................................. 54
4.3.7 Excavation Near Footings of buildings and walls............................. 55
4.3.8 Excavation in Excess .......................................................................... 55
4.3.9 Excavated Material .............................................................................. 55
EXCAVATION FOR FOOTINGS
55
EXCAVATIONS FOR SERVICES
55
4.5.1 General ................................................................................................. 55
4.5.2 Safe Shoring ........................................................................................ 56
FILLING WORKMANSHIP
56
4.6.1 General ................................................................................................. 56
4.6.2 Protection from Dust ........................................................................... 56
4.6.3 Filling after Demolition........................................................................ 57
4.6.4 Protection of Gardens ......................................................................... 57
GRADING
57
4.7.1 Grading away from Footings and Paving .......................................... 57
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
58
4.8.1 Materials............................................................................................... 58
CONCRETE
5.1
5.2
48
GENERAL
48
PROTECTION
48
SPECIAL NOTIFICATION
49
STORAGE
49
SALVAGE
49
DUMPING
49
DUST CONTROL
49
NOISE CONTROL
49
SERVICES
50
IDENTIFYING ASBESTOS
50
ASBESTOS AIR MONITORING
50
ASBESTOS REMOVAL
50
3.12.1 General ............................................................................................... 50
3.12.2 Work Procedures............................................................................... 51
3.12.3 Work Procedures for Removal of Less Than 10 m2 of Asbestos ... 52
58
STANDARD OF WORK
58
MATERIALS
58
5.2.1 Cement ................................................................................................. 58
5.2.2 Sand ..................................................................................................... 58
5.2.3 Coarse Aggregate ............................................................................... 58
5.2.4 Reinforcement ..................................................................................... 58
5.2.5 Water .................................................................................................... 59
5.2.6 Pigments and Admixtures .................................................................. 59
5.2.7 Termite Treatment ............................................................................... 59
5.2.8 Moisture Vapour Membrane ............................................................... 59
TERMITE TREATMENT
59
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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5.4
5.5
5.6
5.7
5.8
5.9
5.10
5.11
5.12
5.13
5.14
5.15
5.16
5.3.1 General ................................................................................................. 59
5.3.2 Perimeter Paving ................................................................................. 59
5.3.3 External Enhancements ...................................................................... 59
5.3.4 Internal Concrete Floor Slabs on Fill ................................................. 59
5.3.5 Suspended Floors (Timber and Concrete) ........................................ 60
CONCRETE MIX
60
5.4.1 General ................................................................................................. 60
5.4.2 Concrete Class .................................................................................... 60
5.4.3 Delivery of Pre-Mixed Concrete .......................................................... 60
5.4.4 Site Mixed Concrete ............................................................................ 60
5.4.5 Concrete for Fence Posts ................................................................... 60
TESTS
60
FORMWORK
61
5.6.1 Generally .............................................................................................. 61
5.6.2 Treatment ............................................................................................. 61
5.6.3 Stripping .............................................................................................. 61
5.6.4 Stripped Surfaces................................................................................ 61
REINFORCEMENT GENERALLY
61
5.7.1 General Conditions ............................................................................. 61
5.7.2 Lapping ................................................................................................ 62
5.7.3 Cover .................................................................................................... 62
PREPARATION BEFORE POUR
62
5.8.1 Inspection ............................................................................................ 62
5.8.2 Requirements ...................................................................................... 62
5.8.3 Joining To Existing Slabs ................................................................... 62
5.8.4 Items to be in Position ........................................................................ 62
5.8.5 Services ............................................................................................... 63
5.8.6 Moisture Vapour Barrier ..................................................................... 63
PAVING (including DRIVEWAYS)
63
5.9.1 General ................................................................................................. 63
5.9.2 Finished Levels ................................................................................... 63
FLOOR FINISHED LEVELS
63
TYPE OF CONCRETE WORKS
64
5.11.1 Carports, Porches, Verandahs and the like ..................................... 64
5.11.2 Internal Floors ................................................................................... 64
5.11.3 Replacement Floors on Lost Formwork .......................................... 64
5.11.4 Steps, Landings and Ramps............................................................. 64
5.11.5 Perimeter Paving ............................................................................... 65
5.11.6 Driveway Paving ................................................................................ 65
5.11.7 Crossovers ........................................................................................ 66
CONSTRUCTION DETAILS
66
5.12.1 Dowelled Construction Joints (DCJ) ................................................ 66
5.12.2 Sealant to DCJ ................................................................................... 66
5.12.3 Separation of Paving & Carports...................................................... 66
5.12.4 Separation of Walls & Footings for Wet Area Slabs ....................... 66
CONCRETE FINISHES
66
5.13.1 Grey Cement ...................................................................................... 66
5.13.2 Coloured Cement .............................................................................. 67
5.13.3 Surface to be Tiled ............................................................................ 67
5.13.4 Surface to be Topped ........................................................................ 67
5.13.5 Paving & Driveways, Finished Concrete Verandahs and the like .. 67
5.13.6 Tooled Joints ..................................................................................... 67
PLACING CONCRETE
67
5.14.1 Generally ............................................................................................ 67
5.14.2 Severe Weather Conditions .............................................................. 68
PROTECTION AND CURING
68
5.15.1 Time Limits ........................................................................................ 68
5.15.2 Retention of Bond ............................................................................. 68
5.15.3 Additional Protection ........................................................................ 68
RAINWATER TANK STAND
69
5.16.1 Tank Stand for larger round tank ..................................................... 69
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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5.16.2 Tank Stand for tank plumbed to toilets (usually 1000 Litres) ......... 69
5.16.3 Tank Stand for detention tank .......................................................... 69
5.17 REINSTATEMENT
69
5.18 BANDING
70
5.18.1 Concrete Footings............................................................................. 70
5.19 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
70
5.19.1 Termite Treatment: ............................................................................ 70
5.19.2 Preparation before pour: .................................................................. 71
5.19.3 Floor Finished Levels: ...................................................................... 71
5.19.4 Placing Concrete: .............................................................................. 71
5.19.5 Rainwater Tank Stand: ...................................................................... 72
6.
MASONRY
72
6.1
6.2
WORKMANSHIP AND MATERIALS
72
MASONRY UNITS
72
6.2.1 Uniformity ............................................................................................ 72
6.2.2 Delivery and Stacking ......................................................................... 72
6.2.3 Clay Bricks........................................................................................... 72
6.2.4 Concrete Blocks & Bricks ................................................................... 72
6.2.5 Aerated Autoclaved Concrete (AAC) ................................................. 73
6.2.6 Natural Stone ....................................................................................... 73
6.3
MORTAR
73
6.3.1 Cement ................................................................................................. 73
6.3.2 Lime...................................................................................................... 73
6.3.3 Sand ..................................................................................................... 73
6.3.4 Water .................................................................................................... 73
6.3.5 Colouring Agents ................................................................................ 73
6.3.6 Waterproofing Compounds ................................................................ 74
6.3.7 Mortar Mixes ........................................................................................ 74
6.3.8 Mixing................................................................................................... 74
6.4
DAMP PROOF MEMBRANE
74
6.5
CURING PERIOD FOR FOOTINGS
75
WALL CONSTRUCTION
75
6.6
6.6.1 Laying .................................................................................................. 75
6.6.2 Water Retention ................................................................................... 75
6.6.3 Open perpends .................................................................................... 75
6.6.4 Bond ..................................................................................................... 75
6.6.5 Preparation for future finishes ........................................................... 75
6.6.6 Special Course .................................................................................... 75
6.6.7 Cutting ................................................................................................. 75
6.6.8 Protection of Work .............................................................................. 75
6.6.9 Autoclaved Aerated Concrete (AAC) ................................................. 76
6.7
JOINTS
76
6.7.1 Fair Face Work..................................................................................... 76
6.7.2 Raking Out ........................................................................................... 76
6.7.3 Articulation Joints ............................................................................... 76
6.8
TIES AND REINFORCEMENT
76
6.8.1 Wall Ties............................................................................................... 76
6.8.2 Spacing of Wall Ties............................................................................ 77
6.8.3 Door Strap Ties.................................................................................... 77
6.8.4 Roof Ties in Solid Masonry................................................................. 77
6.8.5 Reinforcement ..................................................................................... 77
6.9
FLASHINGS
78
6.9.1 General ................................................................................................. 78
6.9.2 Side Flashings ..................................................................................... 78
6.9.3 Over Openings..................................................................................... 78
6.10 CAVITY MASONRY WALLS including Veneer Masonry
78
6.10.1 Cavity Maintenance ........................................................................... 78
6.10.2 Gabled Walling on Boundary............................................................ 78
6.10.3 Closing of Cavity ............................................................................... 78
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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6.11
6.12
6.13
6.14
6.15
6.16
6.17
6.18
7.
6.10.4 Single Thickness Walls ..................................................................... 78
6.10.5 Block Walls 190 mm .......................................................................... 78
6.10.6 Junction of Walls Internal & External............................................... 79
6.10.7 Party Walls ......................................................................................... 79
6.10.8 Reinforced Work................................................................................ 80
VENTILATION
80
6.11.1 Cavity Ventilation .............................................................................. 80
6.11.2 Ventilation Under Suspended Floors ............................................... 80
BUILDING IN
80
6.12.1 General ............................................................................................... 80
6.12.2 Meter Boxes ....................................................................................... 80
SILLS AND COPINGS
81
6.13.1 General ............................................................................................... 81
LINTELS
81
6.14.1 Lintels for Masonry ........................................................................... 81
6.14.2 Block Lintels and Bond Beams ........................................................ 81
REINFORCED MASONRY PIERS
81
MASONRY REPAIRS
82
6.16.1 Materials............................................................................................. 82
6.16.2 Salt Damp Repairs ............................................................................. 82
6.16.3 Wall Fractures and Cracks............................................................... 83
6.16.4 Jacking of Footings........................................................................... 83
6.16.5 Underpinning of Footings ................................................................. 84
6.16.6 Chasing .............................................................................................. 85
6.16.7 Repointing ......................................................................................... 85
6.16.8 Chimney and Hearth Repairs............................................................ 85
6.16.9 Existing Single Leaf External Walls ................................................. 85
CLEANING AND POINTING
85
6.17.1 Making Good and Pointing ............................................................... 85
6.17.2 Cleaning ............................................................................................. 86
6.17.3 Caulking against Metal Boxes .......................................................... 86
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
86
6.18.1 Protection of corners in masonry .................................................... 86
6.18.2 Masonry: ............................................................................................ 86
CARPENTRY
7.1
7.2
7.3
7.4
7.5
87
MATERIALS GENERALLY
87
7.1.1 Timber .................................................................................................. 87
7.1.2 Particle Board ...................................................................................... 87
7.1.3 Medium Density Fibreboard (MDF) WR.............................................. 87
7.1.4 Hardboard ............................................................................................ 87
7.1.5 Flooring................................................................................................ 87
7.1.6 F.R.C.B. ................................................................................................ 88
7.1.7 Fabricated Beams ............................................................................... 88
7.1.8 Metal Door Frames .............................................................................. 88
7.1.9 Metal Wall Frames and light gauge Steel Sections ........................... 88
7.1.10 Grab Rails, Hand Rails and Balustrades.......................................... 88
7.1.11 Metal Fastenings ............................................................................... 88
7.1.12 Adhesives .......................................................................................... 89
TYPES OF TIMBER
89
7.2.1 Specific Requirements ........................................................................ 89
7.2.2 Selection for Uniformity ...................................................................... 89
7.2.3 Schedule of Timbers ........................................................................... 90
FINISHES AND SIZES
91
7.3.1 Wrought Finish .................................................................................... 91
7.3.2 Off-Saw Finish ..................................................................................... 91
7.3.3 Sizes Generally .................................................................................... 91
7.3.4 Pre Priming .......................................................................................... 91
CARPENTRY WORKMANSHIP
91
FLOOR CONSTRUCTION
91
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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7.6
7.7
7.8
7.9
7.10
7.11
7.12
7.13
7.14
7.15
7.5.1 Preparation and Clearance Under Ground Floors ............................ 91
7.5.2 Timber Sizes ........................................................................................ 92
7.5.3 Sizes of Floor Timbers - (single storey only) .................................... 92
UPPER FLOOR FRAMING - 2 Storey Housing
92
7.6.1 General Requirements ........................................................................ 92
7.6.2 Steel Members ..................................................................................... 92
7.6.3 Timber Beams ..................................................................................... 92
7.6.4 Joists.................................................................................................... 93
FLOORING
93
7.7.1 Particle Board/Plywood Flooring ....................................................... 93
7.7.2 Wet Area Flooring ............................................................................... 93
7.7.3 Strip (or Board) Floors ........................................................................ 94
FLOOR REPAIRS
94
7.8.1 Assessment of Worn or Suspect Floors ............................................ 94
7.8.2 Strengthening of Worn Floors ............................................................ 95
7.8.3 Repairs to Existing Board Flooring.................................................... 95
7.8.4 Repairs to Flooring over Steel Joists ................................................ 95
7.8.5 Repairs to Subfloor Framing .............................................................. 96
7.8.6 Stump Repair/Replacement ................................................................ 96
WALL FRAMING
96
7.9.1 General Requirements ........................................................................ 96
7.9.2 Timber .................................................................................................. 97
7.9.3 Steel ..................................................................................................... 97
7.9.4 Wall Openings and Beams.................................................................. 97
7.9.5 Bottom Plate Blocking ........................................................................ 97
7.9.6 Junctions with Concrete Floors ......................................................... 97
7.9.7 Nogging for Boarding and Profiled Sheeting .................................... 98
7.9.8 Provision for Fixtures ......................................................................... 98
7.9.9 Provision for Future Grab Rails ......................................................... 98
7.9.10 Framing at Opening in Masonry ....................................................... 99
7.9.11 Repairs to Damaged or Broken Timber Studs................................. 99
7.9.12 Repairs to Damaged or Broken Steel Studs .................................... 99
HOUSE ROOFS AND CEILINGS
99
7.10.1 General Requirements ...................................................................... 99
7.10.2 Roof Trusses ..................................................................................... 99
7.10.3 Lowered Ceiling - Truss or Frame Roof ..........................................100
7.10.4 Bird proofing Provisions .................................................................100
7.10.5 Repairing of Roof Framing ..............................................................100
PORCHES, VERANDAHS, CARPORTS AND THE LIKE
100
7.11.1 General Requirements .....................................................................100
7.11.2 Posts .................................................................................................100
7.11.3 Replacement Posts ..........................................................................100
7.11.4 Repairs to Timber Porch Floors ......................................................101
EAVES AND SOFFITS
101
7.12.1 General Items....................................................................................101
7.12.2 Timber Fascias .................................................................................101
7.12.3 Metal Fascias ....................................................................................101
7.12.4 Barge Details ....................................................................................101
7.12.5 Soffit Linings ....................................................................................101
REPAIRS TO FASCIAS AND BARGES
102
7.13.1 Minor Repairs ...................................................................................102
7.13.2 Major Repairs....................................................................................102
CEILING ACCESS
102
7.14.1 Standard Detail Access ....................................................................102
EXTERNAL WALL CLADDING
102
7.15.1 General ..............................................................................................102
7.15.2 Sarking ..............................................................................................102
7.15.3 Hardiplank.........................................................................................103
7.15.4 Weathertex Plank .............................................................................103
7.15.5 Timber Boarding...............................................................................103
7.15.6 F.R.C.B. Sheet Wall Lining ...............................................................103
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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7.16
7.17
7.18
7.19
7.20
7.21
7.22
7.23
7.24
7.15.7 A.A.C (Aerated Autoclaved Concrete).............................................103
7.15.8 E.P.S Lining (Expanded Polystyrene) .............................................104
7.15.9 Metal Cladding ..................................................................................104
JOINERY GENERALLY
104
EXTERNAL WINDOWS & DOOR FRAMES
104
7.17.1 General Requirements .....................................................................104
7.17.2 Flashings ..........................................................................................104
7.17.3 Hardware ...........................................................................................105
7.17.4 Timber Windows...............................................................................105
7.17.5 Window Panels .................................................................................105
7.17.6 Window Walls ...................................................................................105
7.17.7 Sidelights to Door Frames ...............................................................105
7.17.8 Installation of Window Walls ...........................................................105
7.17.9 Flyscreens ........................................................................................105
ALUMINIUM WINDOWS & DOOR FRAMES
106
7.18.1 Standards and Fabrications ............................................................106
7.18.2 Finish ................................................................................................106
7.18.3 Protection .........................................................................................106
7.18.4 Hardware and Seals .........................................................................106
7.18.5 Glazing ..............................................................................................106
7.18.6 Sliding Doors ....................................................................................106
7.18.7 Panels ...............................................................................................107
7.18.8 Linings to Aluminium Windows ......................................................107
7.18.9 Fitting Aluminium Windows to Existing Opening ..........................107
7.18.10 Repairing Aluminium Windows .....................................................107
7.18.11 Repairing Steel Framed Windows .................................................108
ALUMINIUM FLYSCREEN DOORS (SAFETY DOORS)
108
7.19.1 Fabrication ........................................................................................108
7.19.2 Fixings ..............................................................................................108
7.19.3 Installation Tolerances.....................................................................108
7.19.4 Screen Wire and Safety Grille..........................................................108
7.19.5 Panel Doors ......................................................................................109
7.19.6 Finish ................................................................................................109
7.19.7 Hardware ...........................................................................................109
7.19.8 Identification .....................................................................................109
7.19.9 Repairs to Screen Doors ..................................................................109
SECURITY SCREENS and DOORS
110
7.20.1 Installation Tolerances.....................................................................110
DOOR FRAMES
110
7.21.1 External Door Frames ......................................................................110
7.21.2 Jamb Linings to Internal Walls ........................................................111
7.21.3 Sliding Door Pelmet .........................................................................111
7.21.4 Sundry Openings .............................................................................111
DOORS
111
7.22.1 Thickness..........................................................................................111
7.22.2 Standard of Manufacture .................................................................111
7.22.3 Installation Tolerances.....................................................................111
7.22.4 Types of doors..................................................................................111
7.22.5 Hardware ...........................................................................................112
MOULDINGS
113
7.23.1 General ..............................................................................................113
7.23.2 Architraves .......................................................................................114
7.23.3 Skirtings ............................................................................................114
7.23.4 Beads ................................................................................................114
7.23.5 Repairs to Mouldings .......................................................................114
CUPBOARDS GENERALLY
114
7.24.1 General ..............................................................................................114
7.24.2 Method of Assembling .....................................................................115
7.24.3 Protection .........................................................................................115
7.24.4 Bench Units ......................................................................................115
7.24.5 Servery Shelf ....................................................................................116
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
9
7.25
7.26
7.27
7.28
7.29
7.30
7.31
7.32
7.33
8.
7.24.6 Overhead Units .................................................................................116
7.24.7 Drawers .............................................................................................116
7.24.8 Doors .................................................................................................116
7.24.9 Wardrobes, Linen and Utility Cupboards .......................................116
7.24.10 Repairs to Old Wardrobes & Linen Cupboards ............................117
7.24.11 Installation ......................................................................................117
7.24.12 Hardware .........................................................................................117
HARDWARE
117
7.25.1 General Requirements .....................................................................117
7.25.2 Hardware in Wet Areas ....................................................................118
7.25.3 Sundry Items ....................................................................................118
CABINETS
119
7.26.1 Bathroom Wall Cabinet ....................................................................119
7.26.2 Laundry Wall Cabinet .......................................................................119
EXTERNAL GRAB RAILS
119
LETTER BOX
120
7.28.1 General ..............................................................................................120
7.28.2 Installation ........................................................................................120
7.28.3 Repair of Group Letter Boxes ..........................................................120
CLOTHESLINES
120
7.29.1 General .............................................................................................120
7.29.2 Supply ...............................................................................................120
7.29.3 Installation ........................................................................................121
GABLE END LOUVRES
121
REPAIRS TO STAIRS AND HANDRAILS
121
MAKING GOOD
121
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
122
7.33.1 Wall Framing:....................................................................................122
7.33.2 External Wall Cladding: ...................................................................122
7.33.3 Windows: ..........................................................................................122
7.33.4 Doors: ...............................................................................................123
7.33.4 Kitchens: ...........................................................................................123
7.33.5 Hardware in Wet Areas: ...................................................................123
7.33.6 Letterboxes: ......................................................................................124
7.33.7 Clotheslines: .....................................................................................124
7.33.8 Combustion Heaters ........................................................................124
PLUMBING
8.1
8.2
8.3
8.4
124
PRELIMINARIES
124
8.1.1 Consultation with Other Trades ........................................................124
8.1.2 Notices and Fees ................................................................................124
8.1.3 Work to Always Apply ........................................................................124
8.1.4 In Ground Services ............................................................................124
STANDARD OF WORK
125
SERVICE WARRANTY
125
WATER SERVICE
126
8.4.1 Materials..............................................................................................126
8.4.2 Installation ..........................................................................................126
8.4.3 Spacing of Fixings for Pipework .......................................................127
8.4.4 Sizing of Pipework .............................................................................127
8.4.5 Cold Water Service Pipe Sizing for each unit ...................................128
8.4.6 Details for Connection to Recycled Water........................................128
8.4.7 Pipework from Rainwater tank to Cistern .........................................128
8.4.8 Rainwater Tanks Pumped to House Fixtures ...................................129
8.4.9 Cover to Pipework ..............................................................................129
8.4.10 Isolating Valves ................................................................................129
8.4.11 Jointing .............................................................................................129
8.4.12 Testing ..............................................................................................129
8.4.13 Cross Connection Control and Backflow Prevention ....................130
8.4.14 Temperature Control for Hot Water Services .................................130
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8.4.15 Connection to Reticulated Site Services (Group Housing) ...........130
8.4.16 Supply and Installation of Flow Meters on Group Sites ONLY......130
8.4.17 External Watering Points .................................................................132
8.5
INSTALLATION AND MAINTENANCE OF THERMOSTATIC MIXING VALVES
8.5.1 General ................................................................................................132
8.5.2 Workmanship .....................................................................................132
8.5.3 Maintenance .......................................................................................133
8.6
Backflow Prevention Devices
133
8.6.1 General ................................................................................................133
8.6.2 Materials..............................................................................................133
8.6.3 Testing and Maintenance ...................................................................134
8.7
SITE FIRE SERVICES
134
8.7.1 Fire Mains ...........................................................................................134
8.8
HOT WATER UNITS
135
8.8.1 General ................................................................................................135
8.8.2 Supply of Hot Water Units .................................................................135
8.8.3 Delivery ...............................................................................................136
8.8.4 Data Plate ............................................................................................136
8.8.5 Special Anodes...................................................................................136
8.8.6 2.4 kW Element Exchange .................................................................137
8.8.7 Replacement of Hot Water Units .......................................................137
8.8.8 Installation of Hot Water Units ..........................................................141
8.8.9 Installation of Hot Water Units in new Properties ............................146
8.8.10 Selection of Hot Water Units (For Major Upgrades) ......................149
8.8.11 Electric Storage Replacement with Solar Electric Lo Line ............149
8.9
GAS HEATERS
151
8.9.1 General ................................................................................................151
8.9.2 Maintenance .......................................................................................151
8.10 GAS SERVICE
152
8.10.1 General ..............................................................................................152
8.10.2 Pipework ...........................................................................................152
8.10.3 Installation of Gas Cooker ...............................................................152
8.10.4 Meter Boxes ......................................................................................154
8.10.5 Safety Check .....................................................................................155
8.11 SANITARY FIXTURES
155
8.11.1 General ..............................................................................................155
8.11.2 Bath ...................................................................................................155
8.11.3 Wall Basin (Bathroom) .....................................................................156
8.11.4 Vanity Basins ....................................................................................156
8.11.5 Sink and Drainer ...............................................................................156
8.11.6 Wash Trough ....................................................................................156
8.11.7 Shower Base .....................................................................................157
8.11.8 WC Suite ...........................................................................................157
8.11.9 Pans for people with a disability .....................................................157
8.11.10 Reuse of Pans.................................................................................157
8.11.11 Cocks & Fittings .............................................................................158
8.11.12 Finish ..............................................................................................158
8.11.13 Breeching Pieces ...........................................................................158
8.11.14 Schedule of taps.............................................................................158
8.11.15 Repairs to Taps ..............................................................................160
8.12 TRAPS, WASTES AND SOIL PIPES
160
8.12.1 Traps .................................................................................................160
8.12.2 Wastes and Soil Pipes .....................................................................160
8.12.3 Gully Traps .......................................................................................160
8.13 VENTS
161
8.14 SANITARY DRAINAGE
161
8.14.1 uPVC Drains .....................................................................................161
8.14.2 Excavation and Backfilling ..............................................................161
8.14.3 Recurring Blockages........................................................................161
8.14.4 Clearing of Blocked Drains ..............................................................161
8.15 INSPECTION AND TESTING OF STORMWATER AND SEWER PIPES
162
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11
8.16
8.17
8.18
8.19
8.20
8.21
9.
8.15.1 General ..............................................................................................162
8.15.2 Sewer Drain Survey ..........................................................................162
8.15.3 Storm water Drain Survey ................................................................164
8.15.4 Mains Water Service Testing ...........................................................165
SEPTIC TANK INSTALLATION
165
8.16.1 General ..............................................................................................165
8.16.2 Septic Tank .......................................................................................165
8.16.3 Effluent Disposal System ................................................................165
8.16.4 Effluent Connection .........................................................................165
8.16.5 Pumping of Septic Tanks .................................................................165
8.16.6 Replacing Septic Tanks ...................................................................166
STORMWATER SYSTEMS
166
8.17.1 General ..............................................................................................166
8.17.2 Pipework ...........................................................................................166
8.17.3 Laying ...............................................................................................166
8.17.4 Fixing of Wet System Risers ...........................................................167
STORMWATER RETENTION / DETENTION
167
8.18.1 General ..............................................................................................167
8.18.2 Tanks .................................................................................................167
8.18.3 Roof Plumbing ..................................................................................167
8.18.4 Pipework from Rainwater tank to Cistern .......................................168
8.18.5 Cover to Pipework ............................................................................168
8.18.6 Isolating Valves ................................................................................168
8.18.7 Toilet Cisterns ..................................................................................168
8.18.8 Detention...........................................................................................168
GROUP SITES STORMWATER
168
8.19.1 General ..............................................................................................168
8.19.2 Pipework ...........................................................................................169
8.19.3 Laying ...............................................................................................169
8.19.4 Maintenance and Cleaning ..............................................................169
STORMWATER PUMPS
170
8.20.1 General ..............................................................................................170
8.20.2 Maintenance .....................................................................................170
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
170
8.21.1 Rainwater tanks;...............................................................................170
8.21.2 External Watering Points; ................................................................170
8.21.3 Hot Water Units; ...............................................................................171
8.21.4 Sanitary Fixtures ..............................................................................172
8.21.5 Septic Tanks .....................................................................................173
ROOFING AND ROOF PLUMBING
9.1
9.2
9.3
9.4
173
WORKMANSHIP AND MATERIALS
173
9.1.1 General ................................................................................................173
9.1.2 Steel Sheet ..........................................................................................174
9.1.3 Joints ..................................................................................................174
9.1.4 Flashings ............................................................................................174
9.1.5 Penetrations .......................................................................................174
9.1.6 Sarking ................................................................................................175
9.1.7 Ventilation ...........................................................................................175
9.1.8 Roof Anchors & Fall Arresters ..........................................................175
TILE ROOFING
176
9.2.1 Concrete Tiling ...................................................................................176
9.2.2 Flashings to Tiled Roofs ....................................................................176
WARRANTY
176
GUTTERS
177
9.4.1 Eaves Gutters Generally ....................................................................177
9.4.2 Gutter Material ....................................................................................177
9.4.3 O.G., D-Gutters and Square Gutters .................................................177
9.4.4 Smoothline Gutters ............................................................................177
9.4.5 Half Round Gutters ............................................................................178
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9.4.6 Valleys .................................................................................................178
9.4.7 Secret or Box Gutters ........................................................................178
9.4.8 Gutter Guards .....................................................................................178
9.4.9 Re-Fixing Gutter Supports .................................................................178
9.4.10 Re-Sealing Gutters ...........................................................................179
9.5
DOWNPIPES
179
9.5.1 General ................................................................................................179
9.5.2 Material ...............................................................................................179
9.5.3 Rectangular or Square Downpipes ...................................................179
9.5.4 Round Downpipes ..............................................................................179
9.5.5 Fixing Downpipes...............................................................................180
9.5.6 Repairs to Downpipes ........................................................................180
9.6
STEEL ROOFING
180
9.6.1 General ................................................................................................180
9.6.2 Fixing ..................................................................................................180
9.6.3 Capping’s and Flashings ...................................................................181
9.7
SKY LIGHTS
181
9.8
EXHAUST FAN FLUING
181
9.9
RAINWATER TANK INSTALLATION
182
9.9.1 Rainwater Tank ...................................................................................182
9.9.2 Installation ..........................................................................................182
9.10 COMPLETION & MAKING GOOD
183
9.11 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
183
9.11.1 Ventilation .........................................................................................183
9.11.2 Roof Gutter Brackets .......................................................................183
9.11.3 Downpipes ........................................................................................183
9.11.4 Rainwater Tank Installation .............................................................184
10.
ELECTRICAL
10.1
10.2
10.3
10.4
10.5
10.6
10.7
184
PRELIMINARIES
184
10.1.1 Quality of Work and Materials .........................................................184
10.1.2 Applicable Standards .......................................................................184
10.1.3 Power Supplier Requirements .........................................................185
10.1.4 Samples of Products ........................................................................186
NEW WORK AS EXECUTED
186
10.2.1 Provision of Drawings......................................................................186
10.2.2 Maintenance and Operating Manuals..............................................187
INSPECTIONS, NOTICES, TESTING AND COMMISSIONING
187
10.3.1 Inspection .........................................................................................187
10.3.2 Notices ..............................................................................................187
10.3.3 Site Testing and Commissioning ....................................................187
10.3.4 Electrical Safety Check ....................................................................187
WARRANTY
189
UNDERGROUND CABLING
189
10.5.1 Generally ...........................................................................................189
10.5.2 Cables Adjacent to Fencing.............................................................190
10.5.3 Cable Routes ....................................................................................190
10.5.4 Underground Cabling, Trenching and Backfilling..........................190
10.5.5 Cable Pits ..........................................................................................191
10.5.6 Termite and Moisture Protection .....................................................191
CABLES
191
10.6.1 General ..............................................................................................191
10.6.2 Cables TPI and TPS ..........................................................................192
10.6.3 Single Insulated Wiring in Conduit .................................................192
10.6.4 MIMS Cables .....................................................................................192
CABLE SUPPORT AND ENCLOSURE
192
10.7.1 Generally ...........................................................................................192
10.7.2 Concealed Conduits .........................................................................192
10.7.3 Non-Metallic Conduits and Fittings.................................................193
10.7.4 Flexible Conduit ...............................................................................193
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10.7.5 Penetrations .....................................................................................193
10.7.6 Chasing .............................................................................................193
10.7.7 Ducting ..............................................................................................194
10.8 LIGHTING
194
10.8.1 Fluorescent Light Fittings................................................................194
10.8.2 Discharge Light Fittings ..................................................................195
10.8.3 LED Light Fittings ............................................................................195
10.8.4 Emergency Lighting .........................................................................195
10.8.5 Noise .................................................................................................195
10.8.6 Group Site Lighting ..........................................................................196
10.8.7 Light Fittings within Housing units .................................................196
10.8.8 Fluorescent Lights ...........................................................................197
10.8.9 Flats and Apartments .......................................................................197
10.9 FIXED APPLIANCES
197
10.9.1 Application........................................................................................197
10.9.2 Hot Water Units (Including solar units)...........................................197
10.9.3 Cooker ...............................................................................................198
10.9.4 Exhaust Fans ....................................................................................202
10.9.5 Air Conditioners ...............................................................................205
10.9.6 Storage Heaters ................................................................................207
10.10 SMOKE DETECTORS
207
10.10.1 General ............................................................................................207
10.10.2 Types of Alarms .............................................................................207
10.10.3 New Houses ....................................................................................208
10.10.4 Existing Houses .............................................................................209
10.10.5 Disposal of old alarms ...................................................................209
10.11 METERS AND LOAD CENTRES
209
10.11.1 General ............................................................................................209
10.11.2 Circuit Breakers..............................................................................209
10.11.3 Circuit Breaker Enclosures............................................................209
10.11.4 Guarantee .......................................................................................211
10.11.5 Relocation of Meters and Load Centres .......................................211
212
10.12 EARTHING SYSTEMS
10.12.1 General ............................................................................................212
10.12.2 Earth Connection Boxes ................................................................212
10.12.3 Earth Stakes and Bonding Clamps ...............................................212
10.12.4 Cable Systems ................................................................................213
10.13 REWIRING OF HOUSING UNIT
213
10.13.1 Lighting ...........................................................................................213
10.13.2 Power ..............................................................................................213
10.13.3 General ............................................................................................213
10.14 TELEPHONE SERVICE PROVISIONS
214
10.14.1 General ............................................................................................214
10.14.2 Liaison with Telstra ........................................................................214
10.15 NATIONAL BROADBAND NETWORK (NBN)
214
10.15.1 General ............................................................................................214
10.15.2 Installation Required ......................................................................215
10.16 TELEVISION DISTRIBUTION
215
10.17 ACCESSORIES SCHEDULE
216
10.17.1 Accessory Type ..............................................................................216
10.17.2 Location of GPO’s ..........................................................................216
10.17.3 Television Antenna.........................................................................216
10.17.4 T.V. Socket ......................................................................................216
10.18 SWITCHBOARDS
217
10.18.1 General ............................................................................................217
10.18.2 Labelling .........................................................................................217
10.18.3 Building In.......................................................................................217
10.19 OUTBUILDINGS
217
10.20 STRIP HEATERS
217
10.21 ELECTRONIC ACCESS CONTROL SYSTEMS
217
10.21.1 Maintenance....................................................................................217
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10.22 CCTV SECURITY SYSTEMS
218
10.23 INTERCOM SYSTEMS
219
10.24 ELECTRIC SHOCK REPORTING
219
10.24.1 The electric shock procedure requires the following:- ................219
10.25 INSTALLATION OF MAGNETIC DOOR HOLDERS IN WALK UP FLATS 221
10.25.1 General ............................................................................................221
10.25.2 Doors ...............................................................................................221
10.25.3 Door Closers ...................................................................................221
10.25.4 Magnetic Holder Systems ..............................................................221
10.26 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
223
10.26.1 Product Warning ............................................................................223
10.26.2 Smoke Alarms ................................................................................223
11.
WALL LINING & PLASTERING
224
11.1
PRELIMINARIES
224
11.1.1 Prepare for Wall Finishes.................................................................224
11.2 WORKMANSHIP
224
11.3 PLASTERING MIXES
224
11.3.1 Materials............................................................................................224
11.3.2 Mixing................................................................................................224
11.3.3 Wall Mixes .........................................................................................224
11.3.4 Bedding and Cement Rendering .....................................................224
11.4 EXTERNAL RENDERING
225
11.4.1 Footings ............................................................................................225
11.4.2 Bagged Finish...................................................................................225
11.4.3 Rendered Finish ...............................................................................225
11.5 INTERNAL WALL PLASTERING
225
11.5.1 Preparation .......................................................................................225
11.5.2 Type of Plastering ............................................................................225
11.6 LININGS GENERALLY
226
11.6.1 Application........................................................................................226
11.6.2 Work Required Prior to Lining .........................................................226
11.6.3 Background Check ...........................................................................226
11.6.4 Layout of Sheeting ...........................................................................226
11.6.5 Openings for Services .....................................................................226
226
11.7 PLASTERBOARD
11.7.1 Sheet Material ...................................................................................226
11.7.2 Extent of Work ..................................................................................227
11.7.3 Nails ..................................................................................................227
11.7.4 Fixing Sheeting.................................................................................227
11.7.5 Flushing ............................................................................................227
11.8 FIBRE CEMENT BOARD
227
11.8.1 Sheet Material ...................................................................................227
11.8.2 Fixing ................................................................................................227
11.8.3 Flushing ............................................................................................227
11.9 CORNICES
227
11.9.1 Plasterboard Cornice .......................................................................227
11.10 IMPACT AND SCRATCH RESISTANT LININGS
228
11.10.1 General ............................................................................................228
11.10.2 Scratch Resistance ........................................................................228
11.10.3 Impact Resistance Low ..................................................................228
11.10.4 Impact Resistance Full Height .......................................................228
11.11 INSULATION
229
11.11.1 General ............................................................................................229
11.11.2 Ceilings ...........................................................................................229
11.11.3 External Walls Veneer Construction .............................................229
11.11.4 Installation ......................................................................................229
11.12 REPAIRS
230
11.12.1 Plastered or Rendered Walls .........................................................230
11.12.2 Sheet Walls and Ceilings ...............................................................230
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11.12.3 Wall Vents .......................................................................................230
11.12.4 Cornices ..........................................................................................230
11.12.5 Finishing .........................................................................................231
11.13 WINDOW REVEALS IN BATHROOMS
231
11.14 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
231
11.14.1 Internal Wall Linings ......................................................................231
11.14.2 Architraves, Skirting, Cornices & Mouldings ...............................232
11.14.3 Ceiling lining ...................................................................................232
12.
TILING
232
12.1
PRELIMINARIES
232
12.1.1 Work in Other Sections ....................................................................232
12.1.2 Consultation with Other Trades ......................................................232
12.2 MATERIALS
232
12.2.1 Screed ...............................................................................................232
12.2.2 Adhesives .........................................................................................233
12.2.3 Tiles ...................................................................................................233
12.2.4 Grout .................................................................................................233
12.2.5 Sealants ............................................................................................233
12.2.6 Finishing Angles ..............................................................................233
12.2.7 Waterproofing Membrane ................................................................233
12.2.8 Samples and Technical Data ...........................................................233
12.3 WORKMANSHIP
234
12.3.1 Generally ...........................................................................................234
12.3.2 Preparations .....................................................................................234
12.3.3 Setting Out and Cutting ...................................................................234
12.3.4 Adhesive Fixing ................................................................................234
12.4 WATERPROOFING OF WET AREAS
234
12.4.1 General ..............................................................................................234
12.4.2 Falls ...................................................................................................234
12.4.3 Extent of Waterproofing ...................................................................235
12.4.4 Application........................................................................................236
12.4.5 Notification .......................................................................................236
12.5 SCREEDING
236
12.5.1 General ..............................................................................................236
12.5.2 Preparation of Base..........................................................................236
12.6 FLOOR TILING
236
12.6.1 Tiles ...................................................................................................236
12.6.2 Bathrooms with existing Shower & Alcoves ..................................236
12.6.3 Fixing ................................................................................................237
12.6.4 Grout & Sealants ..............................................................................237
12.6.5 Balconies and Porches ....................................................................237
12.7 QUARRY TILES
237
12.7.1 Tiles ...................................................................................................237
12.7.2 Laying ...............................................................................................237
12.8 WALL TILING
238
12.8.1 Tiles ...................................................................................................238
12.8.2 Preparation .......................................................................................238
12.8.3 Adhesive, Grout & Sealants.............................................................238
12.8.4 Setting ...............................................................................................238
12.8.5 Skirting and Base Courses ..............................................................238
12.8.6 Accessories ......................................................................................239
12.9 TILING SCHEDULE
239
12.9.1 Floor tiling.........................................................................................239
12.9.2 Wall tiling ..........................................................................................239
12.10 REGROUTING
240
12.11 PATCHING AND MAKING GOOD
241
12.12 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
241
12.12.1 Substitute 12.8.6 (Accessories) with:............................................241
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16
13.
GLAZING
13.1
13.2
13.3
13.4
13.5
13.6
14.
STEELWORK
14.1
14.2
14.3
14.4
14.5
14.6
15.
241
PRELIMINARIES
241
13.1.1 Work in Other Sections ....................................................................241
GLAZING GENERALLY
241
13.2.1 Standard of Work .............................................................................241
13.2.2 Preparation .......................................................................................242
13.2.3 Setting ...............................................................................................242
GLASS DETAILS
242
13.3.1 Window Glass ...................................................................................242
13.3.2 Glass to Doors ..................................................................................243
13.3.3 Mirrors ...............................................................................................243
13.3.4 Louvre Window Systems .................................................................243
13.3.5 Polycarbonate Panels ......................................................................244
SHOWER SCREENS
244
13.4.1 Screen Details...................................................................................244
REPLACING GLAZING
245
13.5.1 General ..............................................................................................245
13.5.2 Removal ............................................................................................245
13.5.3 Window Glass ...................................................................................245
13.5.4 Installation ........................................................................................245
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
245
245
WORKMANSHIP AND MATERIALS
245
STRUCTURAL STEELWORK GENERALLY
246
14.2.1 Supply and Fabrication ....................................................................246
14.2.2 Bolt Fixings.......................................................................................246
14.2.3 Surface Preparation and Priming ....................................................246
14.2.4 Surface Finishes...............................................................................246
METAL DOOR FRAMES
246
14.3.1 Application........................................................................................246
14.3.2 Details of Manufacture .....................................................................246
METAL WALL FRAMES and ROOF TRUSSES
247
14.4.1 General ..............................................................................................247
14.4.2 New or Replacement Walls ..............................................................247
14.4.3 Retrofitting Grab Rails .....................................................................247
EXTERNAL BALUSTRADING
248
STEEL RAINWATER TANK STANDS
248
PAINTING
248
15.1
MATERIALS
248
15.1.1 Quality of Product ............................................................................248
15.1.2 Putty and Filler .................................................................................248
15.1.3 Storing ..............................................................................................249
15.2 PRIOR TO PAINT REPAIRS
249
15.3 SURFACE PREPARATION
250
15.3.1 General ..............................................................................................250
15.3.2 Pre-Treatments .................................................................................250
15.3.3 New Timber .......................................................................................250
15.3.4 Metalwork..........................................................................................250
15.3.5 Stopping and Filling .........................................................................251
15.3.6 Preparation of Existing Painted Surface.........................................251
15.4 WORKMANSHIP
253
15.4.1 Applying Paints and Stains .............................................................253
15.4.2 Consultation with Other Trades ......................................................253
15.4.3 Glazed Sections................................................................................253
15.4.4 Internal Timber Stairs.......................................................................253
15.4.5 Protection .........................................................................................254
15.4.6 Waste Materials ................................................................................254
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17
15.5
COLOURS
254
15.5.1 Colour Schedule ...............................................................................254
15.5.2 Undercoats .......................................................................................254
15.5.3 Internal Staining ...............................................................................254
15.6 PAINT TYPES
255
15.6.1 Timber and timber Products ............................................................255
15.6.2 Metalwork and Un-plasticised PVC .................................................257
15.6.3 Internal Walls and Ceilings ..............................................................259
15.6.4 Fibre Reinforced Cement Board, Masonry & Rendered Surfaces.261
15.6.5 Fencing .............................................................................................261
15.6.6 Car park Line Marking ......................................................................261
15.7 MOULD TREATMENT
262
15.8 SMOKE AFFECTED AREAS
262
15.9 WATER STAINED AREAS
262
15.10 DEGREASING OF SURFACES
262
15.11 MAKING GOOD AND CLEANING
262
15.12 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
262
16.
FLOOR FINISHES
16.1
16.2
16.3
16.4
16.5
16.6
17.
263
GENERAL
263
16.1.1 General ..............................................................................................263
16.1.2 Moisture Tests ..................................................................................263
16.1.3 Asbestos ...........................................................................................263
16.1.4 On Completion..................................................................................263
16.1.5 Fire Hazard Properties .....................................................................263
VINYL
264
16.2.1 Materials............................................................................................264
16.2.2 Preparation .......................................................................................266
16.2.3 Workmanship....................................................................................267
16.2.4 Repairs ..............................................................................................267
CARPET
268
16.3.1 Materials............................................................................................268
16.3.2 Preparation .......................................................................................268
16.3.3 Workmanship....................................................................................269
16.3.4 Repairs ..............................................................................................269
TIMBER FLOORS
269
16.4.1 Materials............................................................................................269
16.4.2 Preparation .......................................................................................269
16.4.3 Workmanship....................................................................................270
EXISTING PAINTED CONCRETE
272
16.5.1 Painting of existing Concrete Floors, Porches, Stairs, Ramps and External
Walkways .......................................................................................................272
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
272
FENCING
272
17.1
EXTENT OF WORK
272
17.1.1 General ..............................................................................................272
17.1.2 Wind Terrain Category .....................................................................272
17.1.3 Existing Boundary Fences...............................................................273
17.2 GENERAL REQUIREMENTS
273
17.2.1 Commencement of Work .................................................................273
17.2.2 Removal of Old Fencing ..................................................................273
17.2.3 Workmanship....................................................................................273
17.2.4 Materials............................................................................................274
17.2.5 Posts and Rails.................................................................................274
17.2.6 Post Spacing’s..................................................................................275
17.2.7 Fencing Against Masonry ................................................................275
17.2.8 Ground Clearance ............................................................................275
17.2.9 Concrete to Posts .............................................................................275
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17.2.10 Corrugated fencing ........................................................................275
17.2.11 Rail Fencing ....................................................................................276
17.2.12 Lapped Paling .................................................................................276
17.3 PRESERVATIVE TREATMENTS OF TIMBER
276
17.3.1 Treatment of Radiata Pine ...............................................................276
17.4 TIMBER LAPPED PALING FENCING
276
17.4.1 Fence Height .....................................................................................276
17.4.2 Lapped Palings .................................................................................276
17.5 TIMBER RAIL FENCING
277
17.5.1 Fence Height and Type ....................................................................277
17.6 STEEL SHEET FENCING
277
17.6.1 Fence Height .....................................................................................277
17.6.2 Steel Sheeting...................................................................................277
17.6.3 Capping’s ..........................................................................................277
17.7 GATE DETAILS
277
17.7.1 Gate Sizes .........................................................................................277
17.7.2 Picket, Paling and Metal Clad Gates ...............................................278
17.7.3 Hanging and Latching ......................................................................278
17.7.4 Stops for Double Gates....................................................................278
17.8 WELDMESH AND PANEL FENCING
278
17.9 PICKET FENCING
279
17.10 CHAIN MESH FENCING
279
17.10.1 Generally .........................................................................................279
17.10.2 Fence Height, Posts and Spacing’s ..............................................279
17.10.3 Rails ................................................................................................279
17.10.4 Chain Mesh .....................................................................................279
17.10.5 Double Gates ..................................................................................279
17.10.6 Single Gates....................................................................................279
17.11 RETAINING WALLS COMBINED WITH FENCE POSTS
280
17.11.1 Walls Cast Around Fence Posts (RW3).........................................280
17.11.2 Walls Cast In-situ ...........................................................................280
17.11.3 Steel Post and Concrete Sleeper...................................................280
17.12 COMPLETION
280
17.13 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
280
18.
SITEWORKS
18.1
18.2
18.3
18.4
18.5
18.6
18.7
280
EXCAVATION AND COMPACTION OF SUB-GRADE
280
18.1.1 Areas to be paved ............................................................................280
18.1.2 Areas to be landscaped ...................................................................281
TYPES OF PAVEMENTS
281
18.2.1 Concrete paving ...............................................................................281
18.2.2 Bitumen Paving ................................................................................281
18.2.3 Unit paving........................................................................................281
18.2.4 Permeable Unit paving .....................................................................281
SUB-BASE CONSTRUCTION
282
18.3.1 Material..............................................................................................282
18.3.2 Workmanship....................................................................................282
BASE CONSTRUCTION
282
18.4.1 Material..............................................................................................282
18.4.2 Workmanship....................................................................................282
BITUMINOUS SURFACING
283
18.5.1 Preparation .......................................................................................283
18.5.2 Temperature Restrictions ................................................................283
18.5.3 Tack Coat ..........................................................................................283
18.5.4 Hot Mix Asphalt ................................................................................283
LINE MARKING
283
REPAIRS TO BITUMEN PAVING
283
18.7.1 Pot holes, Depressions and crazed areas of bitumen. ..................283
18.7.2 Cracks ...............................................................................................284
18.7.3 Resurfacing of Bitumen Areas. .......................................................284
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18.8
UNIT PAVING
284
18.8.1 Paving Units .....................................................................................284
18.8.2 Laying on Sand.................................................................................284
18.8.3 Edge Support ....................................................................................285
18.8.4 Permeable Unit paving .....................................................................285
18.8.5 Repairing Unit Paving ......................................................................285
18.9 SITE CONCRETE
286
18.9.1 Surface Finish...................................................................................286
18.9.2 Sand Bed...........................................................................................286
18.9.3 Concrete Surface Drains .................................................................286
18.9.4 Drain Covers .....................................................................................287
18.9.5 Box Drains ........................................................................................287
18.9.6 Sumps and Junction Boxes.............................................................287
18.9.7 Sewer Manholes ...............................................................................287
18.9.8 Inlet Grates .......................................................................................287
18.10 RETAINING WALLS
288
18.10.1 General ............................................................................................288
18.10.2 Walls Cast Around Fence Posts (RW3).........................................288
18.10.3 Cast In-situ Retaining Walls .............................................................288
18.10.4 Steel Post and Concrete Sleeper Retaining Walls .......................288
18.10.5 Masonry Unit Retaining Walls .......................................................288
18.10.6 Repairs to Retaining Walls ............................................................289
18.11 KERB RAMPS
289
18.11.1 General ............................................................................................289
18.11.2 Construction ...................................................................................290
18.12 POISONING WEEDS IN PATHS
290
18.13 ROOT BARRIERS
290
18.14 MAINTENANCE OF YARDS
290
18.15 CLEANING OF SITES AFTER VACANCY
290
18.16 MAINTENANCE OF GROUP SITE WORKS
291
18.17 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
291
18.17.1 (Addition) Source of Fill for Site Build Up ....................................291
19.
LOCKSMITH
291
19.1
19.2
19.3
SERVICING DOOR LOCKS
291
SERVICING WINDOW WINDERS AND LOCKS
291
SUPPLY NEW KEY
291
19.3.1 Cut new Key......................................................................................291
19.3.2 Cut Key to Match a Lock ..................................................................292
19.4 VACANCY KEYING – CONSTRUCTION KEY SYSTEM
292
19.4.1 Definition...........................................................................................292
19.4.2 Install Construction Key Barrel on a Vacant Property ...................294
19.4.3 Replacing Broken Locks ....................................................................294
19.4.4 Temporary Vacancy for Upgrade or Maintenance Works ..............294
19.5 REPLACING KNOB WITH LEVER HANDLE LOCKS
295
19.6 SCHEDULES FOR DOOR FURNITURE
295
20.
TECHNICAL SERVICES
299
20.1
20.2
DESIGN AND DRAFTING
299
ASBESTOS REGISTERS AND FILES
300
20.2.1 Asbestos Files ..................................................................................300
20.2.2 Asbestos Registers ..........................................................................300
20.2.3 Updating of Files and Registers ......................................................300
20.3 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
300
21.
FURNITURE REMOVAL
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
300
20
22.
GARAGES, SHEDS, VERANDAHS, CARPORTS, PERGOLAS, ROLLER DOORS
302
22.1
22.2
22.3
22.4
22.5
22.6
23.
GARAGES AND CARPORTS
302
22.1.1 General ..............................................................................................302
22.1.2 Garages .............................................................................................302
22.1.3 Carports ............................................................................................303
ROLLER DOORS
303
22.2.1 General ..............................................................................................303
22.2.2 Installation ........................................................................................303
22.2.3 Maintenance .....................................................................................303
VERANDAHS AND PORCHES
304
22.3.1 General ..............................................................................................304
22.3.2 Relocation .........................................................................................304
PERGOLAS
304
22.4.1 General ..............................................................................................304
22.4.4 Maintenance .....................................................................................304
SHEDS INCLUDING GARDEN SHEDS
304
22.5.1 General ..............................................................................................304
22.5.2 Relocated sheds ...............................................................................305
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL LANDS
305
WINDOW FURNISHINGS
305
23.1
GENERAL
305
23.1.1 Site Measurement.............................................................................305
23.2 INTERNAL BLINDS AND CURTAINS
305
23.2.1 General ..............................................................................................305
23.2.2 Safety Requirements ........................................................................305
23.2.3 Fixings ..............................................................................................306
23.2.4 Installation ........................................................................................306
23.2.5 Holland Blinds ..................................................................................306
23.2.6 Curtains.............................................................................................307
23.2.7 Vertical Blinds .................................................................................308
23.3 EXTERNAL BLINDS
309
23.3.1 General ..............................................................................................309
23.3.2 Materials............................................................................................309
23.3.3 Installation ........................................................................................311
23.3.4 Balcony Awning ...............................................................................312
23.3.5 Window Awning................................................................................312
23.4 MAKING GOOD
312
24.
SITE SIGNAGE
24.1 GENERAL
24.2 GROUP SITE SIGNAGE
25.
26.
312
312
312
INSPECTION OF HOUSES – STRUCTURAL INTEGRITY
313
LIFT MAINTENANCE
313
26.1
26.2
GENERAL
313
HYDRAULIC – PASSENGER AND GOODS
314
26.2.1 General ..............................................................................................314
26.2.2 Motor Room ......................................................................................314
26.2.3 Top of Car and Lift Well ...................................................................315
26.2.4 Underneath Car and Pit....................................................................315
26.2.5 Car Interior and Landings ................................................................315
26.2.6 Doors and Operators........................................................................315
26.2.7 Safeties .............................................................................................316
26.2.8 Tests for Operation in the Event of an Emergency ........................316
26.3 TRACTION TYPE – PASSENGER AND GOODS
316
26.3.1 General ..............................................................................................316
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21
26.3.2
26.3.3
26.3.4
26.3.5
26.3.6
26.3.7
26.3.8
27.
WORK FOR SEPARATION OF ALLOTMENTS FOR TITLING
27.1
27.2
27.3
28.
Motor Room .....................................................................................317
Top of Car and Lift Well ...................................................................317
Underneath Car and Pit....................................................................318
Car Interior and Landings ................................................................318
Doors and Operators........................................................................318
Safeties .............................................................................................319
Tests for Operation in the Event of an Emergency ........................319
319
GENERAL
319
ASSESSMENT CRITERIA
322
PROCESS
322
27.3.1 Stage One - Site investigation and cost estimate of required work322
27.3.2 Stage Two – Carry out physical work .............................................323
DISABILITY MODIFICATIONS
324
28.1
28.2
GENERAL
324
GRAB RAILS
324
28.2.1 Grab Rails used for Transfer ...........................................................324
28.2.2 Short vertical Grab Rails ..................................................................324
28.3 DOORS
324
28.3.1 Widen Doorway ................................................................................324
28.3.2 Door Frame Protection.....................................................................325
28.3.3 Door Kick panel ................................................................................325
28.3.4 Reversing a door ..............................................................................325
28.3.5 Replacing a Swing Door with a Sliding Door..................................325
28.3.6 Raise/Lower Door handles...............................................................325
28.3.7 Remote Door Opening Device .........................................................325
28.3.8 Flashing Doorbell .............................................................................326
28.3.9 Replace Knob set with Lever handles.............................................326
28.3.10 Magnetic Door Stop........................................................................326
28.4 FLOOR TREATMENTS
326
28.4.1 Non-Slip Floor Treatment ................................................................326
28.4.2 Non-Slip Floor Tiles..........................................................................326
28.4.3 Tactile surface indicators ................................................................326
28.4.4 Ramped Thresholds .........................................................................327
28.4.5 Markers to Steps/Stairs....................................................................327
28.5 JOINERY
327
28.5.1 Supply and Install Kitchen Cupboards ...........................................327
28.5.2 Modify Bench top for Elevated Cooker ...........................................327
28.6 INTERCOM UNIT
327
28.7 TAPWARE
327
28.7.1 Provide ¼ or ¾ Turn Lever Tap .......................................................327
28.7.2 Provide ¼ or ¾ Turn Lever Tap Basin.............................................327
28.7.3 Provide ¼ or ¾ Turn Lever Tap with Flange ...................................328
28.7.4 Change Tap Heads ...........................................................................328
28.8 WALL PROTECTION
328
28.8.1 General ..............................................................................................328
28.8.2 Scratch Resistance ..........................................................................328
28.8.3 Impact Resistance Low ....................................................................328
28.8.4 Impact Resistance Full Height .........................................................329
28.9 BATH BOARDS
329
28.9.1 Selection and Installation ................................................................329
28.10 BARIATRIC EQUIPMENT
329
28.10.1 General ............................................................................................329
28.10.2 Toilets..............................................................................................329
28.10.3 Transfer Rails .................................................................................329
28.11 AS 1428 ITEMS
330
28.11.1 General ..............................................................................................330
28.11.2 Back Rest ..........................................................................................330
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29.
CLEANING
29.1
29.2
29.3
29.3
29.4
29.5
330
GENERAL
330
29.1.1 Typical House ...................................................................................330
29.1.2 Typical Light Duty Domestic Cleaning Agents...............................330
29.1.3 Typical Implements Required for Cleaning ....................................330
BASIC CLEAN
331
29.2.1 General ..............................................................................................331
29.2.2 General Interior.................................................................................331
29.2.3 General Exterior ...............................................................................332
29.2.4 Kitchen ..............................................................................................332
29.2.5 Laundry .............................................................................................333
29.2.6 Bathroom / Ensuite...........................................................................333
29.2.7 Toilet .................................................................................................334
GROUP SITE CLEAN OF COMMON AREAS
334
29.3.1 Laundry Blocks ................................................................................334
29.3.2 Stairwells, Entrances, Foyers ..........................................................334
29.3.3 Windows ...........................................................................................335
ADVANCED CLEAN
335
PATHOLOGICAL CLEAN
335
CLANDESTINE DRUG LABORATORY CLEAN
335
30. HORTICULTURE & LANDSCAPING
336
30.1
GENERAL CONTRACT REQUIREMENTS
336
30.1.1 Reference to the Client ....................................................................336
30.1.2 Compliance .......................................................................................336
30.1.3 Alternative Products / Plant Species ..............................................337
30.1.4 Abbreviations ...................................................................................337
30.2 SITE REQUIREMENTS
338
30.2.1 Location of work...............................................................................338
30.2.2 Amenities ..........................................................................................338
30.2.3 Protection of Existing Assets Including Significant Trees ............338
30.2.4 Care of Survey Marks and Pegs ......................................................338
30.2.5 Extent of Work ..................................................................................338
30.2.6 Alterations to Mains and Services ..................................................339
30.2.7 Hours and Conditions of Work ........................................................339
30.2.8 Water and Power for Works .............................................................340
30.2.9 Access to Adjacent Property ...........................................................340
30.2.10 Damage to Roads ...........................................................................340
30.2.11 Site Preparation ..............................................................................341
30.2.12 Cleaning Up ....................................................................................341
30.4 UPGRADE LANDSCAPE WORK REQUIREMENTS
342
30.4.1 Scope ................................................................................................342
30.4.2 Site Tidy-Up ......................................................................................342
30.4.3 Weed Spraying and Removal ..........................................................342
30.4.4 Garden Edging..................................................................................343
30.4.5 Addition Of Soil Conditioner To Garden Beds ...............................345
30.4.6 Cultivation.........................................................................................345
30.4.7 Supply of Top Soil ............................................................................345
30.4.8 Top Soil Placement ..........................................................................345
30.4.9 Light Compaction .............................................................................346
30.4.10 Lawn Preparation & Establishing ..................................................346
30.4.11 Plants & Planting ............................................................................347
30.4.12 Mulch...............................................................................................347
30.4.13 Stakes .............................................................................................348
30.4.14 Irrigation..........................................................................................349
30.4.15 Driveways & Pathways ...................................................................351
30.4.16 Stepping Stones & Block Paving ..................................................351
30.4.17 Landscaping Rocks........................................................................351
30.4.18 Clean-up of Site ..............................................................................352
30.5 MAINTENANCE LANDSCAPE WORK REQUIREMENTS
352
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23
30.5.1
30.5.2
30.5.3
30.5.4
31.
Scope ................................................................................................352
Introduction ......................................................................................352
Programmed HMM responsibility ....................................................355
Specific Responsive Horticultural Maintenance Responsibilities 360
FIRE SERVICES
361
31.1
31.2
31.3
31.4
GENERAL
361
ASSESSMENT AND DESIGN OF FIRE EQUIPMENT ON NEW SITES
362
INSTALLATION OF FIRE EQUIPMENT ON NEW SITES
362
PROGRAMMED FIRE MAINTENANCE
362
31.4.1 Description of Works .......................................................................362
31.4.2 Maintenance Service requirements.................................................363
31.4.3 Frequency of Preventative Maintenance ........................................363
31.4.4 Responsive (Corrective and Emergency) Fire Maintenance .........363
31.5 DECOMMISSIONING AND UPGRADE OF SITES
364
31.6 PERFORMANCE OF SERVICES
364
31.6.1 Repairs and Minor Works ................................................................364
31.6.2 Existing Information .........................................................................365
31.6.3 Inspection, Testing and Maintenance Precautions ........................365
31.6.4 Materials and Equipment .................................................................365
31.6.5 Recording of Service Sheets & Log Book ......................................365
31.6.6 Part 59 Log Books and Schedules of Essential Safety Provisions366
31.6.7 Site Fee .............................................................................................366
31.6.8 Agency Requests for Installation ....................................................366
31.6.9 Principal’s Equipment ......................................................................366
31.7 USE OF TENANT UTILITIES
366
31.8 MATERIALS AND WORK STANDARDS
367
31.8.1 Supply of Materials, Labour and Plant ............................................367
31.8.2 Materials............................................................................................367
31.8.3 Work Standards ................................................................................367
31.9 CLEAN UP
367
31.10 VARIATION TO SERVICES
367
31.11 APPROPRIATE LICENCES
368
31.12 CARE OF SOUTH AUSTRALIAN HOUSING TRUST GROUNDS/PROPERTY
(INCLUDING ADJOINING OWNERS)
368
31.13 SAFETY PRECAUTIONS
368
31.14 CONTRACTOR’S RESPONSIBILITY
369
369
31.15 WORKERS
31.16 WARRANTY
369
31.16.1 Maintenance after Completion.......................................................369
31.16.2 Warranty..........................................................................................370
31.16.3 Project Requirements ....................................................................370
31.17 TIME AND MATERIALS ITEMS (NON SCHEDULED ITEMS)
370
31.18 AFTER HOURS EMERGENCY WORK (DUTY CALLS/CALL OUT FEE) 370
31.19 COMMENCEMENT, PROGRESS AND COMPLETION OF WORK
370
31.20 ACCESS
371
31.20.1 Access for Programmed and Non Programmed Work ................371
31.20.2 Access to Care Accommodation ...................................................371
31.20.3 Access to Multiple Dwelling / Level Sites .....................................372
31.21 NON PROGRAMMED WORK
373
31.22 PROGRAMMED WORK
373
31.23 FIRE SERVICES MAINTENANCE DATABASE
373
31.24 PERFORMANCE MANAGEMENT
374
31.25 CONTRACT MANAGEMENT
374
32.
FIRE SAFETY MANAGEMENT
32.1
375
SCOPE OF WORKS
375
32.1.1 Fire Safety Services Contract Administration ................................375
32.1.2 Inspections .......................................................................................375
32.1.3 Invoice Administration .....................................................................375
32.1.4 Negotiate with Councils, Agencies and other Contractors ...........376
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32.1.5 Management / Supervision of Installations ....................................376
32.1.6 Review of Design Work for Fire Safety Equipment for Upgrade Projects
376
32.1.7 After Hours .......................................................................................376
32.1.8 Information Technology Requirements ..........................................376
32.2 KEY REPORTING RELATIONSHIPS
377
32.2.1 Fire Safety Services Provider ..........................................................377
32.2.2 Principal Staff - Operational ............................................................377
32.2.3 Maintenance Centre .........................................................................377
32.2.4 Agency Representatives ..................................................................378
32.2.5 Performance Management ...............................................................378
32.2.6 Contract Management Meetings......................................................378
32.2.7 Code of Conduct ..............................................................................378
32.2.8 Contractor Photo ID Badges............................................................378
32.2.9 Other Services ..................................................................................378
33.
SUPPLY OF WHITEGOODS
33.1
33.2
33.3
33.4
33.5
33.6
33.7
33.8
33.9
378
DESCRIPTION
379
PERFORMANCE CRITERIA
379
DELIVERY DETAILS
379
WARRANTY
379
COOKERS
380
33.5.1 Upright Standard Cookers ...............................................................380
33.5.2 Elevated Cookers ............................................................................382
33.5.3 Free Standing Cookers (Approximately 900 mm Wide) .................384
33.5.4 Wall Ovens & Underbench Ovens ...................................................386
33.5.5 Cook Tops.........................................................................................387
MICROWAVE OVENS
389
33.6.1 Scope ................................................................................................389
33.6.2 General ..............................................................................................389
33.6.3 Ovens ................................................................................................390
WASHING MACHINES
390
33.7.1 Scope ................................................................................................390
33.7.2 General ..............................................................................................391
33.7.3 Wash Bowl ........................................................................................391
33.7.4 Cabinet ..............................................................................................391
33.7.5 Energy and Water Efficiency ...........................................................391
33.7.6 Controls ............................................................................................391
33.7.7 Finishes.............................................................................................391
33.7.8 Safety Features.................................................................................391
33.7.9 Capacities .........................................................................................391
CLOTHES DRIERS
392
33.8.1 Scope ................................................................................................392
33.8.2 General ..............................................................................................392
33.8.3 Drying Compartment ........................................................................392
33.8.4 Separate Rear Venting Kit................................................................392
33.8.5 Energy Efficiency .............................................................................392
33.8.6 Controls ............................................................................................393
33.8.7 Finishes.............................................................................................393
33.8.8 Safety Features.................................................................................393
33.8.9 Capacities .........................................................................................393
REFRIGERATORS
393
33.9.1 Scope ................................................................................................393
33.9.2 General ..............................................................................................393
33.9.3 Food Compartment ..........................................................................394
33.9.4 Separate Freezer Compartment.......................................................394
33.9.5 Energy Efficiency .............................................................................394
33.9.6 Controls ............................................................................................394
33.9.7 Finishes.............................................................................................394
33.9.8 Safety Features.................................................................................394
33.9.9 Capacities .........................................................................................394
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33.10 SPARE PARTS
33.11 OPERATING, INSTALLATION & SAFETY PROCEDURES
34.
SUPPLY OF HOT WATER UNITS
34.1
34.2
34.3
34.4
34.5
34.6
34.7
34.8
35.
394
395
395
GENERAL
395
SUPPLY OF HOT WATER UNITS
395
DELIVERY
395
DATA PLATE
396
SPECIAL ANODES
396
2.4 KW ELEMENT EXCHANGE
396
REPLACEMENT OF HOT WATER UNITS
397
HOT WATER UNITS SPECIFICATION
399
34.8.1 General ..............................................................................................399
34.8.2 Electric Hot Water heaters .............................................................399
34.8.3 Gas Hot Water heaters....................................................................401
SUPPLY OF PORTABLE SLEEP OUTS
402
35.1
OVERALL PLAN
402
35.1.1 Cranage Points .................................................................................402
35.1.2 Framing .............................................................................................402
35.1.3 External Wall Cladding.....................................................................402
35.2 INTERNAL LININGS
402
35.2.1 General ..............................................................................................402
35.2.2 Plasterboard .....................................................................................403
35.2.3 Fibre Cement Board .........................................................................403
35.2.4 Prefinished Board ............................................................................403
35.2.5 Cornices ............................................................................................403
35.3 PAINTING
404
35.3.1 Materials for Painting .......................................................................404
35.3.2 Surface Preparation .........................................................................404
35.3.3 Workmanship....................................................................................405
35.3.4 Colours..............................................................................................406
35.3.5 Paint Types .......................................................................................406
35.4 ROOFING
408
35.4.1 Scope ................................................................................................408
35.4.2 Roofing Requirements .....................................................................409
35.5 DOORS
410
35.5.1 Thickness..........................................................................................410
35.5.2 Standard of Manufacture .................................................................410
35.5.3 Types of Doors .................................................................................410
35.5.4 Hardware ...........................................................................................410
35.5.5 Screen Door ......................................................................................411
35.6 WINDOWS
411
35.7 ENERGY EFFICIENCY
411
35.8 INSULATION
411
35.9 CANOPIES
411
35.9.1 General ..............................................................................................411
35.9.2 Canopy Specifications .....................................................................411
35.9.3 Portable Platform Step .....................................................................412
35.10 ELECTRICAL REQUIREMENTS
412
35.10.1 Sub Board .......................................................................................412
35.10.2 General Purpose Outlets (GPO) ....................................................412
35.10.3 Internal Light...................................................................................412
35.10.4 External Light .................................................................................412
35.10.5 Smoke Alarm ..................................................................................412
35.11 FLOOR COVERING
413
35.11.1 Bedrooms and Passages ...............................................................413
35.11.2 Bathroom ........................................................................................413
35.12 TILING
414
35.12.1 Materials..........................................................................................414
35.12.2 Workmanship..................................................................................414
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
26
35.12.3 Notification .....................................................................................415
35.12.4 Accessories ....................................................................................415
35.13 PLUMBING
415
35.13.1 Preliminaries ...................................................................................415
35.13.2 Water Service..................................................................................416
35.14 HOT WATER SERVICE
417
35.15 GAS SERVICE
417
35.16 SANITARY FIXTURES
418
35.16.1 General ............................................................................................418
35.16.2 Basin (Bathroom) ...........................................................................418
35.16.3 WC Suite .........................................................................................418
35.16.4 Cocks & Fittings .............................................................................418
35.16.5 Finish ..............................................................................................418
35.16.6 Breeching Pieces ...........................................................................418
35.16.7 Schedule of taps.............................................................................418
35.17 TRAPS, WASTES AND SOIL PIPES
419
35.17.1 Traps ...............................................................................................419
35.17.2 Wastes and Soil Pipes ...................................................................419
35.18 VENTS
419
35.19 POSSIBLE FUTURE ROOM AIR CONDITIONER (R.A.C)
419
35.20 VERMIN BOARDS
420
35.21 ENGINEERING REQUIREMENTS
420
35.22 SCHEDULE 2 - COLOUR SCHEMES
421
36.
LOCATING AND RELOCATION OF PORTABLE SLEEP OUTS
36.1
36.2
36.3
36.4
37.
GENERAL
NEW SLEEP OUTS
RELOCATION OF EXISTING SLEEP OUTS
SERVICING SLEEP OUTS
PEST CONTROL
37.1
37.2
37.3
37.4
37.5
37.6
37.7
37.8
37.9
GENERAL
BED BUGS
BEES & WASPS
BIRDS
LICE AND BIRD MITES
FLEAS, COCKROACHES & SPIDERS
MICE & RATS
POSSUMS
TERMITES
422
422
422
422
423
423
423
423
424
424
424
424
425
425
425
APPENDIX A
LEGISLATIVE REFERENCES, HOUSING SA POLICIES, PROCEDURES
Appendix A1 Housing SA Termite Protective Treatment Procedures
Appendix A2 Housing SA Electric Shocks Procedure
Appendix A3 General Garden Care Instructions for Tenants
Appendix A4 Smoke Detector Technical Information
Appendix A5 Housing SA External Painting Guideline
Appendix A6 Horticulture & Landscape Details
APPENDIX B
COLOUR SCHEMES & PRODUCT SCHEDULE
Appendix B1 Internal Colour Scheme Charts for MAJOR UPGRADE WORK ONLY
Appendix B2 Product Schedule
Appendix B3 Interior Re-Paint Schedule
APPENDIX C
HOUSING SA FORMS & CHECKLISTS
Appendix C1 Construction Supervision Check List
Appendix C2 Schedule of Demolition Materials Disposal
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
27
Appendix C3 Sign Off – Check List
Appendix C4 Form 1 Double Unit Sale – Separation Advice
Appendix C5 Form 2 Instruction to Proceed with Separation Work & Certificate of Completion
APPENDIX D
TRADES DETAIL DRAWINGS
Excavation Detail FD106
Filling Against Path or Driveway
Typical Joint Layout
Path/Driveway at Property Boundary
Step in Concrete Paving
Timber House on Stumps Detail 1 – Paving & Underfloor Ground Level Similar
Timber House on Stumps Detail 2 – Paving Level Lower than Underfloor Ground Level
Timber House on Stumps Detail 3 – Paving Level Above Underfloor Ground Level
Dividing Fence – Plan
Dividing Fence – Elevation
Typical Joint Layout
Dowelled Construction Joint Detail
Single Step Detail – Plan View
Multiple Step Detail – Elevation
Treatment of Paving Against A Stepped Footing
Multiple Step Detail – Plan
Concrete Notes for Banding of Footings Suffering from Sulphate Attack
Concrete Sleeper Retaining Wall
Kerb & Gutter Details CD1
Open Drain & Spoon Drain Details CD2
Grated Inlet Details (Light Duty) CD5
Concrete Retaining Walls CD12
Perma-Pine Post Retaining Wall (RW6) CD13
Exhaust System for Windowless Amenities – Ceiling Mounted MD100
Exhaust System Wall Mounted MD103
1500 High Steel Sheet Fence & Gate Details AD800
1800 High Steel Sheet Fence & Gate Details AD801
1500 High Lapped Paling Fence & Gate Details AD802
1800 High Lapped Paling Fence & Gare Details AD803
Rail Fence & Gate Details AD804
Typical Fence Gate Details AD805
Concrete Sleeper Retaining Wall – Design Table CSRW-S1-1
Concrete Sleeper Retaining Wall – Design Table CSRW-S2-1
Reclaimed Water Connection Details – For Existing Connections
Reclaimed Water Connection Details – For Future Connections
Flow Meter Installation Detail
Examples of Flor Meter Installations
Retaining Wall (RW3) Details Max 600 High CD11 (2)-A
Retaining Wall (RW3) Details 600-800 High CD11 (2A)-A
Concrete Sleeper Retaining Wall Design – Clay Soil Profile, Retaining Cut (Type 1) CSRW-D1-1
Concrete Sleeper Retaining Wall Design- Clay Soil Profile, Retaining Cut (Type 1) CSRW-D1-1-A
Concrete Sleeper Retaining Wall Design - Clay Soil Profile Retaining Fill (Type 2) CSRW-D2-1
Rainwater Retention & Detention Tank SKO1-B
Connection Detail Between Rain Water Retention Tanks to WC SKO2
Rainwater Tank and Support AD707
Tank Stand Details 2,200, 7,000, & 10,000 Litre Tanks D137
Tank Stand Details for 1,000, 1,500, 2,000, 3,000 Gallon Tanks D56
Tank Stand & Details ND2406
Council Crossover
APPENDIX E
DOUBLE UNIT KITCHEN & BATHROOM DESIGNS FOR UPGRADE WORK ONLY
Kitchens - All drawings display a plan & elevations of the kitchens – Drawings labelled K01 to K35
Bathrooms - All drawings display a plan & elevations of the bathrooms – Drawings labelled B01 to
B40
Laundry- Typical laundry plan & elevation – L01
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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APPENDIX F
HOUSING ON DESIGNATED ABORIGINAL LANDS – TRADE DETAIL DRAWINGS
Standard Details – C1.1
Standard Details – C1.2
Standard Details – C1.3
Standard Details – C1.4
Blocking Details & Tiled Hearth – C1.5
Joinery Details – C1.6
Joinery Details – C1.7
Joinery Details – C1.8
Joinery Details – C1.9
Wet Area Details – C1.10
Waste Control Details – C1.11
Fence & Yard Details – C1.12
Clothes Line & Yard Details – C1.13
APPENDIX G
HOUSING ON DESIGNATED ABORIGINAL LANDS – MATERIAL SCHEDULE
Schedule B – Materials Schedule
Schedule C – Sanitary Items
Schedule D – Fittings & Fixtures
Schedule E1 – Colours
APPENDIX H
HOUSING ON DESIGNATED ABORIGINAL LANDS – MINISTERS SPECIFICATION SA 78A
HOUSING ON DESIGNATED ABORIGINAL LANDS
Scope
Application
Interpretation
Standards Adopted by Reference
Objective
Functional Statement
Performance Requirement
Acceptable Construction Practices
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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Revision List
New Inclusions & Reviews
Location
Section 1. Introduction
1. Compliance with SA Water, Work Health & Safety Act & Regulations
1. Added to Section 1.1.1
2. Hours & Conditions of Work
2. 1.1.3 New Section
3. Utilities
3. 1.2.9 New Section
4. Installation of White Goods
4. 1.2.10 New Section
5. Special Requirements for Housing on Designated Aboriginal Lands
5. 1.3 New Section
Section 2. Complete Demolition of Buildings
1. Asbestos Air Monitoring
1. 2.8 New Section
2. Latent Items Information Added
2. Added to Section 2.23
3. Special Requirements for Housing on Designated Aboriginal Lands
3. 2.28 New Section
Section 3. Demolition of Parts of Buildings For Other Works
1. Asbestos Air Monitoring
1. 3.11 New Section
2
2. Work Procedures for Removal of Less than 10m of Asbestos
2. 3.12.3 New Section
Section 4. Excavation & Filling
1. Compaction Notes Added
1. Added to Sections 4.6.1,
4.6.3
2. Special Requirements for Housing on Designated Aboriginal Lands
2. 4.8 New Section
Section 5. Concrete
1. Changed Reference to Masonry Anchors
1. Added to Sections 5.11.2
& 5.12.1
2. Additional Information Added to Steps, Landings and Ramps
2. Added to Section 5.11.4
3. Crossover Recommended Dimensions – Drawing Added to Appendix D
3. Added to Section 5.11.7
4. Alternative Specification for Tank Stand Timbers
4. Added to Section 5.16.1
5. Tank Stand Detail – Drawings Added to Appendix D
5. Added to Section 5.16.1
6. Special Requirements for Housing on Designated Aboriginal Lands
6. 5.19 New Section
Section 6. Masonry
1. Additional Installation & Fixing Requirements for Aerated Autoclaved
Concrete (AAC)
1. Added to Section 6.2.5
2. Fire Sealant for Articulation Joints - New Product
2. Added to Section 6.7.3
3. Fire Sealant for Party Walls – New Product
3. Added to Section 6.10.7
4. Special Requirements for Housing on Designated Aboriginal Lands
4. 6.18 New Section
Section 7. Carpentry
1. MDF is NOT to be used for external window or door frames
1. Added to Section 7.2.3 &
7.21.1 & 7.23.1
2. Specification for the Installation of Sarking
2. 7.15.2 New Section
3. Hebel Power Panel
XL
Added with Specifications for Installation & Fixing
3. Added to Section 7.15.7
4. Metal Cladding Added with Specifications for Installation & Fixing
4. 7.15.9 New Section
5. MDF is NOT to be used for external window or door frames
5. Added to Section 7.17.1
6. Size of Sash Cords Specified
6. Added to Section 7.17.4
7. Installation Tolerances for Aluminium Fly Screen Doors
7. 7.19.3 New Section
8. Safety Door Mesh
8. Added to Section 7.19.4
9. Installation Tolerances for Aluminium Security Screens & Doors
9. 7.20.1 New Section
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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10. MDF is NOT to be used for external window or door frames
10. Added to Section 7.21.1
11. External Doors Must Be Classified as Such By The Manufacturer
11. Added to Section 7.22.2
12. Installation Tolerances for All Doors
12. 7.22.3 New Section
13. Solid Core Doors or 6 mm MDF Skin For External Doors
13. Added to Section 7.22.4
14. Reference to Lock Schedule in Section 19 LOCKSMITH
14. Added to Section 7.22.5
15. Removed Complete Lock House Replacement - Replaced with Lock
Schedule in Section 19 LOCKSMITH
15. Deleted 7.22.4 (viii) See
Lock Schedule Section 19
16. Reference to Drawings Added
16. Added to Section 7.24.9
17. Wardrobe Specification
17. 7.24.10 New Section
18. Removed Reference to Colour Matching Letterbox Components
18. Deleted from Section
7.28.1
19. Removed Product Names from Clothesline Specification
19. Deleted from Section
7.29.2
20. Special Requirements for Housing on Designated Aboriginal Lands
20. 7.33 New Section
Section 8. Plumbing
1. Removed References to Minister’s Specification F1.7
1. All of Section 8
2. New APA Standpipe Label Requirement
2. Added to Section 8.1.3
3. Connection to Recycled Water
3. 8.4.6 New Section
4. Mixer Taps Are NOT Required To Have Isolators
4. Added to Section 8.4.10
5. Temperature Control for Hot Water Services
5. Added to Section 8.4.14
6. Supply & Installation of Flow Meters on Group Sites ONLY
6. 8.4.16 New Section
7. Thermostatic Mixing Valve Notification to Principal for Scheduled
Maintenance
7. Added to Section 8.5.1
8. SA Water encumbrances on Backflow Prevention Devices
8. Added to Section 8.6.1
9. Hot Water Units – Supply Table, Temperature Notations, Pipe
Insulation
9. Added to Section 8.8
10. Order Raising for Hot Water Units
10. Added to Section 8.8.1
11. Supply of all Hot Water Unit Valves, Drip Trays, Instructions &
Connections
11. Added to Section 8.8.3
12. New Information in Hot Water Unit Tables 1, 2, 5, 6a & 6b
12. Added to Section 8.8.7
13. Warranty Form & Certificate of Compliance to Accounts Payable with
Invoice
13. Added to Section 8.8.7
14. External Heat Pump Clearance & General Water Supply Temperature
14. Added to Section 8.8.8.1
15. Replacing Ceiling Mounted Units with External Mounted Units
15. Added to Section 8.8.8.1
16. Replacing External Electric Unit with an External Gas Unit
16. Added to Section 8.8.8.1
17. Replacing External Electric Storage Unit with a Heat Pump Unit
17. Added to Section 8.8.8.1
18. Hot Water Pipe Insulation Products deemed to comply
18. Added to Section 8.8.8.2
19. Upgrade of Cold Water Inlet with Upgrade of Instantaneous Hot Water
Units
19. Added to Section 8.8.8.2
20. Electric Storage Replacement with Solar Electric Lo Line
20. 8.8.11 New Section
21. Stove Schedule, Cooktop, Wall & Under Bench Oven Specification
21. Added to Section 8.10.3
22. Safety Check Certificate of Compliance
22. Added to Section 8.10.5
23. Reference to “with care buttons” deleted / In-Wall Cisterns Like for Like
23. Added to Section 8.11.8
24. Recurring Blockages
24. 8.14.3 New Section
25. Clearing of Blocked Drains
25. 8.14.4 New Section
26. Stormwater Retention/Detention
26. 8.18 New Section
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
31
27. Special Requirements for Housing on Designated Aboriginal Lands
27. 8.21 New Section
Section 9. Roofing & Roof Plumbing
1. Additional Sarking Requirements
2. Replacement of Existing, Non-Functioning Roof Ventilator
3. Roof Anchors & Fall Arresters
4. Re-Sealing Gutters
5. Alternative Downpipe Material – UV Resistant UPVC
6. Fixing Designations for Custom Orb Roof Sheets
7. Fixing Designations for Cappings & Flashings
8. Special Requirements for Housing on Designated Aboriginal Lands
1. Added to Section 9.1.6
2. Added to Section 9.1.7
3. 9.1.8 New Section
4. 9.4.10 New Section
5. Added to Section 9.5.2
6. Added to Section 9.6.2
7. Added to Section 9.6.3
8. 9.11 New Section
Section 10. Electrical
1. Note re: Alternative Products Specified for Housing on Designated
Aboriginal Lands
1. Added to Section 10.1.1
2. Changed Reference from ETSA to SA Power Networks
2. Added to Section 10.1.3.1
3. Electrical Safety Check – Information Added re: Where Mains Electricity
is NOT Connected to the Dwelling
3. Added to Section 10.3.4
4. AS/NZS 60598.1 (Luminaires – General Requirements & Tests)
4. Added to Section 10.8.1
5. Wall Lights on Buildings – New Height Requirements
5. Added to Section 10.8.6.1
6. Special Upgrade Replacement of Lamps in Site Lighting
6. 10.8.6.2 New Section
7. Number Old Information with Detail Added re: Clearance for Heat
Pumps
7. 10.9.2.1/.2/.3 New
Sections
8. Detail re: Replacement & Upgrade Stoves Including Stove Schedule
Added
8. Added to Section 10.9.3
9. Number Old Information with Detail Added re: Upgrade, Replacement,
Installation
10. New Clause for Replacing Cooktops, Wall & Under Bench Ovens
11. New Clause for Electrical Termination of Cookers
12. Sentence Added re: Replacement Heaters
13. Reference to Additional Smoke Alarm Information in Appendix A
14. Extra Product Option for Hearing Impaired Smoke Alarm & Class 1b
Requirement
9. 10.9.3.1/.2/.3 New
Sections
10. 10.9.3.4 New Section
11. 10.9.3.5 New Section
12. Added to Section 10.9.6
13. Added to Section 10.10.1
14. Added to Section 10.10.2.3
15. Information Added re: New Power Points & Increasing Load Centre
Capacity
15. Added to Section 10.11.3
16. RCD Protection Required on Mains Powered Smoke Detectors
16. Added to Sections
10.11.3.1 & 10.11.3.2
17. National Broadband Network Information & Diagrams Added
17. 10.15.1/.2 New Sections
18. Special Requirements for Housing on Designated Aboriginal Lands
18. 10.26 New Section
Section 11. Wall Lining & Plastering
1. Expansion Joints Were P45 They Are Now P35
1. Sections 11.6.1 & 11.12.2
2. Product Options Added to Impact Resistance Full Height
2. Added to Section 11.10.4
3. Additional Requirements for the Installation of Insulation
3. 11.11.4 New Section
4. New Treatment for Broken or Damaged Wall Vents
4. Added to Section 11.12.3
5. Special Requirements for Housing on Designated Aboriginal Lands
5. 11.14 New Section
Section 12. Tiling
1. Removed References to Minister’s Specification F1.7
1. All of Section 12
2. Added Slip Resistant Floor Tiles to Balconies and Porches
2. Added to Section 12.6.5
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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3. Updated Table of Approved Tiles
3. Added to Table 7 Section
12.9
4. Removed Reference to Frieze Tiles
4. Section 12.9.2.4
5. Special Requirements for Housing on Designated Aboriginal Lands
5. 12.12 New Section
Section 13. Glazing
1. Specification for the Use of Polycarbonate Panels in Lieu of Glazing
1. 13.3.5 New Section
2. Special Requirements for Housing on Designated Aboriginal Lands
2. 13.6 New Section
Section 14. Steelwork
1. Change to Zincalume Coating Requirement
1. Added to Section 14.4.1
Section 15. Painting
1. Prior to Paint Repairs Specification Added
1. 15.2 New Section
2. Additional Information Added to Preparation of Existing Painted
Surfaces
2. Added to Section 15.3.6
3. Additional Information Added to Extent of Work for Trims
4. Special Requirements for Housing on Designated Aboriginal Lands
3. Added to Section 15.4.1
4. 15.12 New Section
Section 16. Floor Finishes
1. Approved Vinyl Flooring Product Options Listed
1. Added to Section 16.2.1.2
2. New Process for Painting Existing Concrete Floors
2. Added to Section 16.5
3. Special Requirements for Housing on Designated Aboriginal Lands
3. 16.6 New Section
Section 17. Fencing
1. Special Requirements for Housing on Designated Aboriginal Lands
1. 17.13 New Section
Section 18. Siteworks
1. Adjusted & Added to Specification for Hot Mix Asphalt
1. Added to Section 18.5.4
2. Re-surfacing of Existing Bitumen Where Most of it is Intact
2. Added to Section 18.7.3
3. Masonry Unit Retaining Walls
3. 18.10.5 New Section
4. Maintenance of Group Site Works
4. 18.16 New Section
5. Special Requirements for Housing on Designated Aboriginal Lands
5. 18.17 New Section
Section 19. Locksmith
1. Added Reference to Construction Key System
1. Added to Section 19.3.2
2. Definition Added to Vacancy Keying – Construction Key System
2. 19.4.1 New Section
3. Install Construction Key Barrel on a Vacant Property
3. 19.4.2 New Section
4. Replacing Broken Locks
4. 19.4.3 New Section
5. Temporary Vacancy for Upgrade or Maintenance Works
5. 19.4.4 New Section
6. Schedules for Door Furniture Added
6. 19.6 New Section
Section 20. Technical Services
1. Update of References to Legislation
1. All Sections
2. Special Requirements for Housing on Designated Aboriginal Lands
2. 20.3 New Section
Section 21. Furniture Removal
No Changes
No Changes
Section 22. Garages, Sheds, Verandahs, Carports, Pergolas,
Roller Doors
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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1. Special Requirements for Housing on Designated Aboriginal Lands
1. 22.6 New Section
Section 23. Window Furnishings
1. Complete Re-Write of the Specification for External Blinds
1. Adjustments to Section
23.3
Section 24. Site Signage
1. Signs on Vacant Properties Policy No Longer Applicable
1. Deleted Section 24.3
Section 25. Inspection of Houses – Structural Integrity
No Changes
No Changes
Section 26. Lift Maintenance
No Changes
No Changes
Section 27. Work for Separation of Allotments for Titling
1. Additional Requirement for Photographs of Party Walls Requiring
Separation Work
1. Added to Section 27.3.1
Section 28. Disability Modifications
1. Enware Concealed Fixing Shower Rail
1. Added to Section 28.2
2. Provision of Operating Procedures to Tenant – Remote Door Opening
Device
2. Added to Section 28.3.7
3. Provision of Operating Procedures to Tenant – Flashing Doorbell
3. Added to Section 28.3.8
4. Provision of Operating Procedures to Tenant – Intercom Unit
4. Added to Section 28.6
5. Addition of 13 mm CSR Impact Check option to Impact Resistance Full
Height
5. Added to Section 28.8.4
6. Bath Boards
6. 28.9 New Section
7. Bariatric Equipment
7. 28.10 New Section
8. AS 1428 Items
8. 28.11 New Section
Section 29. Cleaning
1. Group Site Clean of Common Areas
1. 29.3 New Section
Section 30. Horticulture
Entire Section Reviewed & Updated According to Contractual
Arrangements
Updated
Section 31. Fire Services
Entire Section Reviewed & Updated According to Contractual
Arrangements
Updated
Section 32. Fire Safety Management
Entire Section Reviewed & Updated According to Contractual
Arrangements
Updated
Section 33. Supply of Whitegoods
Entire Section Reviewed & Updated According to Contractual
Arrangements
Updated
Section 34. Supply of Hot Water Units
Entire Section Reviewed & Updated According to Contractual
Arrangements
Updated
Section 35. Supply of Portable Sleepouts
Entire Section Reviewed & Updated According to Contractual
Arrangements
Updated
Section 36. Locating & Relocation of Portable Sleepouts
1. Additional Notations Added Regarding Steps, Paving & Servicing
1. Added to Section 36.1 &
36.4
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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Section 37. Pest Control
New Section
New Section
Appendix A Legislative References, Housing SA Policies, Procedures
Updated:
Termite Protective Treatment Procedures, June 2012
Housing SA Electric Shocks Procedure
General Garden Care Instructions for Tenants
Added:
Smoke Detector Technical Information
Housing SA External Painting Guideline
Horticulture & Landscape Details Including:
Examples of Tree Species for Use in Domestic Gardens
Concrete Kerb Detail
Drip Emitter with Barbed Outlet
Standard Drip Irrigation System
Appendix B Colour Schemes & Product Schedule
Added:
Additional Commentary to Internal Colour Scheme Charts for MAJOR UPGRADE WORK & External
Paint
Approved Floor Tiles Have Been Updated
Commentary Stating All Heaters Shall Be Replaced Like for Like
Interior Re-Paint Schedule of Approved Colours
Appendix C Housing SA Forms & Checklists
Updated:
Form 2 Instruction to Proceed with Separation Work & Certificate of Completion
Appendix D Trade Detail Drawings
Added:
Reclaimed Water Connection Details – For Existing & Future Connections August 2013
Flow Meter Installation Detail 15/01/2015
Examples of Flow Meter Installations – Photographs
Concrete Sleeper Retaining Wall Design Clay Soil Profile Retaining Cut (Type 1) CSRW D1-1-A
Rainwater Tank & Support AD707
Tank Stand Details For 2,200, 7,000 & 10,000 Litre Tanks D 137
Tank Stand Details For 1,000, 1,500, 2,000, 3,000 Gallon Tanks D56
Tank Stand & Details ND2406
Council Crossover 29-06-2015
Appendix E Double Unit Kitchen & Bathroom Designs UPGRADE WORK ONLY
No changes
New Appendices Added
Appendix F Housing on Designated Aboriginal Lands – Trade Detail Drawings
Appendix G Housing on Designated Aboriginal Lands Material Schedule
Appendix H Housing on Designated Aboriginal Lands – Minister’s Specification SA 78A
Whole of Document Reviews
1. Australian Standards Checked & Updated
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
35
2. Logo Changes
3. References to the Occupational Health & Safety Act & Regulations Changed to Work Health & Safety Act
& Regulations
4. Removal of References to the Now Redundant Vacancy Signs Policy
References to ETSA changed to SA Power Networks
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
36
1.
INTRODUCTION
1.1
GENERAL CONTRACT REQUIREMENTS
This technical specification covers all trades that may be associated with the maintenance and
upgrade of the Principals managed properties.
All sections outline the standard of trade work expected on the Principals properties by contractors
and should be read in conjunction with other Contract and Tender documentation, the Principals
policies and procedures, Scope of works and any other directions provided by the Principal.
Where compliance with a Standard, Code or Guideline is required within works carried out, the
document applicable shall be the one current at the time the relevant work is performed.
1.1.1
Compliance
All works shall comply with this Technical Specification together with any additional requirements
issued by the Principal as a representative of the South Australian Housing Trust (SAHT), any
encumbrances, envelopes, “Building Guidelines” and Council requirements to which the proposed
work is subject.
All works shall also comply with the current requirements of all current legislation and authorities
including but not limited to:
The Real Property Act 1886
Development Act 1993
Development Regulations 2008
Building Code of Australia (National Construction Code) as it applies to South Australia
SA Water or Water Industry
SA Power Networks
Telstra
SA Health
Safework SA
Work Health and Safety Act and Regulations 2012
Office of the Technical Regulator
Any Local Authority, statutory or other authorised body having jurisdiction over the work
Minister’s Specification SA 78A – Housing on Designated Aboriginal Lands
1.1.2
Reference to “the Principal”
This Property and Maintenance Technical Specification covers all trade, building and other works that
may be associated with the maintenance, property services and upgrade of properties owned and
managed by the South Australian Housing Trust, operating as Housing SA, from here on referred to
as “the Principal”.
1.1.3
Hours and Conditions of Work
The normal working hours for maintenance and upgrade work, except for Priority 1 maintenance
works, shall be:
• Non Tenanted properties - between 7.00 am and 6.00 pm Monday to Saturday, excluding public
holidays.
• Tenanted properties – between 8.00 am and 6.00 pm Monday to Saturday, excluding public
holidays.
• Any other hours as negotiated with the Principal.
The Principal shall not be liable to pay the contractor any penalty rates for any works undertaken on a
Saturday, Sunday or Public Holiday or outside of the hours stated above.
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
37
Where the dwelling is tenanted the Contractor must ensure that any inconvenience to the Tenant is
minimised by ensuring that:
a) The Tenant is contacted in advance by the Contractor, or subcontractors, to arrange access to the
Site to perform the ordered work;
b) All Works are completed correctly, the first time and on time;
c) All rubbish and materials are removed and disposed of appropriately.
1.2
SPECIAL REQUIREMENTS
1.2.1
Generally
Works may be in occupied or vacant dwellings and may be adjacent to other properties owned by the
Principal and/or have private adjoining owners. Contractors shall respect the privacy of all of those
residents and shall make appropriate allowance for managing their projects with minimum disruption
and inconvenience to them.
1.2.2
Fencing
The contractor shall issue Fencing Notices complying with the Fences Act (1975) and ensure that all
fencing/retaining wall issues are discussed and resolved with adjoining owners/occupiers prior to any
work being carried out to minimise cause for complaint. Ensure that privacy and security of the
neighbour(s) is maintained at all times.
Tenants and adjoining owners or occupiers shall be notified of the date when fencing is to be
demolished and renewed. Provide temporary fencing to secure yard spaces when fencing is to be
removed and/or replaced.
1.2.3
Disputes
The contractor shall make the site supervisor known to all tenants/adjoining owners or occupiers so
that complaints or disputes can be effectively managed.
Should any site work result in a dispute or require rectification work to adjoining properties, the
contractor shall resolve the dispute and carry out the rectification work required prior to practical
completion.
The contractor should be aware that some sites might involve elderly tenants or owners or occupiers
with particular concerns regarding noise, security and safety. The contractor should manage the
project and adjust work times to address these concerns.
1.2.4
Alternate Products
Should a contractor wish to use an alternate product the contractor must demonstrate in writing to the
Principals nominated representative that the alternate product is equivalent to the brand name
product and will provide equal to or better than the serviceable life of the specified product. Such
requests must include the full details of the proposed product and sufficient technical information to
enable the Principal to make an informed assessment without seeking further information. The
contractor will be advised in writing if the alternative product is accepted or not.
The contractor is to allow the Principal reasonable time to assess an alternate product.
Unless an alternate product has been accepted in writing, the specified brand name product must be
used.
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1.2.5
Council Requirements
While the Principals minimum requirements are contained within this specification council may have
other requirements that take precedence. The areas that are particularly highlighted are in the area of
planning, heritage, storm water control (including detention) and Bush Fire provisions. The contractor
is to meet all relevant council requirements.
1.2.6
Photo Voltaic (PV) Systems
The Principal has an established procedure to allow tenants to install PV systems on the roofs of
Principal owned houses. These systems are owned and maintained by the tenant and so need to be
treated as any other possession of the tenant and are not to be disconnected (except in the case of
an emergency) or moved without the tenant’s written permission. Should the contractor accidentally
damage the system the contractor is responsible for reinstating or replacing the panels or system to
the tenant’s satisfaction.
1.2.7
Disposal of Waste
The Principal requires all contractors to dispose of ALL waste in accordance with Commonwealth,
State and Local Government Environmental Protection and Waste Disposal legislation, regulations
and guidelines. Where necessary certificates of disposal or evidence of appropriate disposal, must
be provided to the relevant nominated representative of the Principal.
1.2.8
Incidental Works
Incidental works, including touch up painting, means work which is required to existing walls, ceilings
and trims where any repairs have resulted in or revealed;
i) surfaces which are unpainted;
ii) surfaces which have been damaged and patched;
iii) Surfaces where there is a visual contrast between previously concealed or previously
exposed surfaces; but does NOT mean painting the whole surface or item. Such painting
shall match the colour of the existing adjacent paintwork.
Incidental works / painting is included in the related Schedule of Rates items and is not an ‘extra’.
1.2.9
Utilities
The contractor shall NOT carry out works on utility based products, devices or components within the
tenants home including: Telecommunications equipment, NBN equipment, Electrical or gas meters,
Foxtel or other such services, devices or associated equipment. Where the tenant pays for a utility
service all maintenance of the relative equipment is the responsibility of the tenant and the utility
service provider.
1.2.10 Installation of White Goods
Installation of ALL white goods must be according to the manufacturer’s instructions.
1.3
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
At the end of each section are listed additional specific requirements for Housing on Designated
Aboriginal Lands. Where there is no exception listed works will be carried out according to the main
body of this document.
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Relative to the Development Act 1993, the Minister’s Specification SA 78A – Housing on Designated
Aboriginal Lands sets out particular construction requirements for Class 1 buildings as defined in the
Building Code of Australia (National Construction Code). The Ministers Specification SA 78A –
Housing on Designated Aboriginal Lands has been contained in this document as Appendix H
Housing on Designated Aboriginal Lands – Minister’s Specification SA 78A.
2.
COMPLETE DEMOLITION OF BUILDINGS
2.1
EXTENT OF WORK
The extent of work broadly comprises the work as listed below.
(i)
Obtain Development Approval;
(ii)
Arrange for and carry out where permitted by the service authority the disconnection and
abolishment of services including Electrical, Water, Sewer, Gas and Telecommunications;
(iii)
Carry out an Asbestos audit;
(iv)
Carry out a dilapidation survey and have it agreed with adjoining owners;
(v)
Provide temporary fencing or site barriers as required to suit the site, to protect the public
and limit unauthorized access to the site;
(vi)
Protect any vegetation including significant or regulated trees which are to remain;
(vii)
Demolition, removal and disposal of:a. All buildings, including houses, out-buildings, garages, sheds, carports, verandas,
walk-ways, shade houses, pergolas, and the like including their floors and footings in
the area shown on the plan provided by the Principals representative;
b. All pavements including driveways within the site area, except Council driveways /
cross overs and footpaths shall remain;
c. All internal free standing fences / walls and front fences, except rear and side perimeter
fences shall remain;
d. Miscellaneous site works items such as open drains, clothes hoists etc.
(viii)
Salvage, recycling and disposal of demolition materials;
(ix)
Site security and safety including fencing and signage;
(x)
Environmental protection;
(xi)
Consideration of local residents;
(xii)
Notifying neighbours of impending work
(xiii)
Preventing damage to trees and shrubs being retained;
(xiv)
Carrying out a services disconnection check;
(xv)
Removal of all services (sewer, water, electrical, storm water, TV, gas, telecommunications)
within the site;
(xvi)
Keeping the site clean and tidy;
(xvii)
Dilapidation repairs (if necessary);
(xviii) Site clean-up;
(xix)
Minor earthworks including excavation / filling, where applicable;
(xx)
Asbestos removal (where applicable) ;
(xxi)
Contamination removal (where applicable);
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(xxii)
2.2
Surface preparation for future sale or development of the land.
PRIOR TO COMMENCEMENT OF WORK ON SITE
Prior to the commencement of the actual demolition process on site the following shall occur:
The Principals Responsibilities
(i)
Arrange for a horticultural report to identify the requirements for the protection of
trees/shrubs being retained – Refer to Clause 2.12: Protection of Trees/Shrubs being
Retained;
(ii)
The Principals representative is to carry out a pre demolition briefing with the Contractor
on site;
(iii)
Identify any goods to be salvaged and returned to the Principals representative.
Contractor’s Responsibilities
2.3
(i)
Fix appropriate signage to the site fencing or temporary structure in accordance with AS
2601 (The Demolition of Structures).
(ii)
Secure the site as applicable.
(iii)
Notify neighbours of impending works and get them to sign the Dilapidation Report.
(iv)
Carry out dilapidation survey of all Local Government Authority & Service Authorities
infrastructure.
(v)
Where required by the approving authority, provide a copy of the approved Soil Erosion
and Drainage Management Plan (SEDMP) to the Principals representative and
implement.
(vi)
Carry out a services disconnection check to ensure that all services have been
disconnected by the Suppliers.
(vii)
Cap off existing sewer/effluent main at a distance of 1.0 m internal from the Water
Industry Inspection Point. Where the connection is not being removed.
SECURITY AND SAFETY
The Contractor shall provide and maintain all signs, lights, and barricades needed to inform personnel
of hazards, to guide traffic safely past temporary obstructions and to protect workers. The Contractor
shall erect such equipment as may be necessary to provide for the safety and convenience of traffic
and personnel.
The Contractor shall take reasonable measures to restrict public access and protect the public from
demolition works. In general, where there is no existing fence that can be used, barrier mesh across
the front of the property will be required.
The Contractor shall ensure that the works at all times comply with the requirements of the Work
Health and Safety Act, and AS 1742.3 (Manual of Uniform Traffic Control Devices – Traffic Control for
Works on Roads).
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Safeguard the works including all fixed and unfixed materials (such as roof sheeting) during both
working and non-working hours, especially when the weather forecast predicts adverse weather
conditions. Take all measures including the provision of warning devices, locking the gates; the
employment of guards and such other provisions as may be necessary for this purpose. All
properties will have a construction key system. No claims for extension of time or for extra cost will
be allowed due to failure to secure the works.
Sites must be left in a safe and secure condition at the completion of work each day.
Keep a register of all personnel who work on the site, including sub-contractors.
2.4
NOTIFYING NEIGHBOURS
Prior to undertaking any demolition work the Contractor shall give 2 days’ notification in writing to all
surrounding properties of the impending works, and provide the proposed time frame. This
notification may be hand delivered or placed in the letterbox if the property is un-attended.
2.5
TRAFFIC
All existing public roads are generally to remain open to public access. Temporary road
closures/detours/restrictions, when necessary, are to be approved by the Local Government Authority
before implementation. The Contractor shall be responsible for all costs, the maintenance and
management of all activity associated with closures/detours/restrictions.
2.6
NUISANCE / DISRUPTION
As the work may be undertaken within an existing residential area the Contractor shall be responsible
for taking such measures as are necessary to avoid causing a nuisance/disruption to properties or
people in the vicinity of the works and for providing a safe environment.
In particular, the Contractor shall ensure:
(i)
That all reasonable and practical measures are taken to prevent or minimise dust impacts
in the surrounding area in accordance with EPA Guidelines
Ripping and watering the soil well ahead of carrying out any excavation may be
necessary;
(ii)
Worked areas which would otherwise form a dust hazard are watered to stop dust
blowing;
(iii)
That plant is effectively silenced or otherwise acoustically screened;
(iv)
That all other necessary measures are promptly taken to alleviate any nuisance arising
from the work because of construction activities;
(v)
That wheels of vehicles shall be cleaned as necessary to stop spoiling of footpaths, other
property or roads;
(vi)
That reasonable and practical measures are taken to prevent or minimise noise impacts to
the surrounding area in accordance with EPA Guidelines;
(vii)
Site activities provide a minimum of inconvenience to occupiers of adjoining properties
and local users;
(viii) The convenience of the public and in particular the adjoining residents and their property
are of prime importance and shall be provided for by the Contractor in an adequate and
satisfactory manner;
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2.7
(ix)
That areas accessible to the general public such as footpaths, cross-overs/driveways, are
kept in a safe and usable condition at all times or alternative secure access is provided
for the public;
(x)
That both vehicular and pedestrian access is maintained for local residents using the
existing infrastructure wherever possible;
(xi)
Local residents are advised in writing of any upcoming works which may affect them, such
as road closures, noisy activities or the like;
(xii)
That all work complies with Acts, Regulations, Statutory and Local Government
Requirements.
ASBESTOS AUDIT
Before work commences the Contractor will arrange for a suitably trained person to inspect the site
for products that may contain asbestos. Take samples of any products that are suspected of
containing asbestos and have them tested in a NATA (National Association of Testing Authorities)
registered testing laboratory and record all findings as an asbestos audit of the property. If there are
minor items/areas that based on their expertise the auditor believes contains asbestos then it is
permitted to assume they do and remove them accordingly as part of the removal process.
2.8
ASBESTOS AIR MONITORING
In accordance with the Safework SA Code of Practice for Asbestos Removal, atmospheric monitoring
is required to be carried out on the work site for the following:
•
Removal of friable asbestos (Requiring Class A Licence). However, it is not required before
friable asbestos removal work commences when the glove bag removal technique is used;
•
Removal of non-friable asbestos containing material where the area of that material exceeds
10 m2 (Requiring Class B Licence).
Note:
i) Removal of less than 10 m2 non-friable asbestos (asbestos cement) containing material does
not require a licence and does not require air monitoring;
ii) Vinyl floor tiles which contain asbestos are to be considered friable;
iii) In accordance with Section 7 of [National Occupational Health & Safety Commission
(NOHSC): 3003 (2005)];
a. One monitoring point, within the living unit, close to the areas where asbestos
containing material is being removed is required;
b. Where external removal is occurring, a monitoring point in the vicinity of the work is
required.
Air monitoring is to be conducted by an independent licensed asbestos assessor or otherwise
competent person. Air monitoring is not to be conducted by the contractor employed to carry out the
removal work.
Air monitoring must be conducted in accordance with the Guidance Note on the Membrane Filter
Method for Estimating Airborne Asbestos Dust, 2nd Edition [NOHSC: 3003 (2005)].
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2.9
ASBESTOS REMOVAL
Asbestos products identified in the asbestos audit, shall be removed from site and disposed of by an
appropriately licensed Asbestos Removalist in accordance with the SafeWork SA Code of Practice.
This removal must be done at the commencement of the Contract or prior to work on the building or
areas which have products identified as containing asbestos.
The Contractor must provide evidence of appropriate removal and disposal, indicating the type of
material containing asbestos, disposal destination and weight in tonnes.
Should any other asbestos containing material not identified in the audit, be found during the
demolition works, the Contractor shall immediately take steps to make the site safe and have the
asbestos containing material removed.
No removed asbestos material shall be stored on site overnight except in a locked secure container.
2.10
ENVIRONMENTAL PROTECTION
In order to minimize the potential pollution associated with construction, soil erosion, sediment control
and stormwater pollution prevention it is required that the Contractor use the ‘Handbook for Pollution
Avoidance on Commercial and Residential Sites’ published by the Environmental Protection Authority
(EPA) as a guide to effective site management.
2.11
FIRE PROTECTION AND CONTROL
The Contractor shall provide and maintain suitable firefighting equipment (a Knapp sack water spray
is considered to be a minimum requirement) at each work site where applicable.
2.12
DILAPIDATION SURVEY / REPAIRS
The Contractor shall allow to carry out a dilapidation survey on all existing Local Government
Authority and Service Authorities infrastructure including roads, cross-overs, kerbing, footpaths, pits
(e.g. Telstra) PSM’s. It shall also cover any attached buildings, works and fencing to remain in the
immediate area of each site. A separate report shall be carried out on neighbouring properties and
agreed with the neighbours. These should take the form of a photographic record of dilapidations and
a schedule of the condition.
An inspection shall be carried out prior to the commencement of work and also immediately after the
works are completed. Both inspections shall be carried out in conjunction with the Principals
representative.
A dilapidation report of any buildings to remain on the site shall be carried out by the Contractor in
conjunction with the Principals representative prior to commencement of the works.
The report will be used to determine any damage attributable to the Contractor that may require
rectification during or at the end of the contract. Any rectification works will be carried out to the
standards set within this document and at the Contractor’s expense.
In the event that the contractor does not carry out the reports the Principal will hold the contractor
responsible and liable for any damage identified after the demolition work has been completed.
2.13
PROTECTION OF AND DAMAGE TO TREES / SHRUBS BEING RETAINED
2.13.1 General
Existing trees/shrubs being retained will be protected from damage by measures identified in the
horticultural report and confirmed by the Principal:
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2.13.2 Significant or Regulated Trees
For significant or regulated trees an exclusion zone will be secured around the trees/shrubs before
the commencement of the Contract by the Contractor to:
(i)
(ii)
(iii)
(iv)
(v)
(vi)
(vii)
(viii)
(ix)
Protect the branch structure from machinery and vehicle damage;
Protect the trunk from machinery and vehicle damage;
Protect the root system from excavation and compaction damage;
Prevent erection of site buildings, movement of construction
machinery/equipment/vehicles, storage of materials near the trees;
The exclusion zone will be at the ‘drip-line’ of the tree unless detailed otherwise in the
horticultural report;
The exclusion zone will be secured by fencing, barrier mesh (orange plastic safety mesh
type) around the area in a manner considered to be adequate by the Principals
representative.
Note: The extent of the zone may need to be adjusted during the works, however it must
be maintained in place at all times
If earthworks/trenching are required to be done within the exclusion zone it shall be done
by handwork unless agreed otherwise by the Principals representative, with care taken
not to sever roots greater than 50 mm.
Should any tree/shrub to be retained be damaged an abatement will apply, in accordance
with the following method of assessment and may be deducted from the Contractor’s
payments:
• $200 per 25 mm diameter of trunk up to a maximum of $35,000. The diameter
shall be measured 1000 mm above the base of the tree.
Any remedial work required to significant trees damaged during demolition operations
must be carried out by an approved horticulturist or tree surgeon.
Penalties and remedies for breaches of the provisions relating to ‘Significant Trees’ will be enforced,
using existing provisions under the ‘Development Act 1993.’
2.14
CONTRACTOR’S ACCESS / VEHICLES
Unless agreed otherwise with the Principals representative, site access will be available only for the
Contractor’s vehicles required to be on site for demolition and loading using existing crossovers/driveways. Access will not be available for other vehicles. Wherever possible vehicles shall be
confined to existing pavements when on site.
2.15
SANITARY FACILITY
Provide site sanitary facilities to comply with the South Australian Public Health Act 2011 and the
Work Health and Safety Regulations 2012.
Irrespective of the minimum legislated requirements where deemed necessary by the Principals
representative a sanitary facility shall be provided throughout the progress of the contract, for workers
and other persons lawfully on the site and removed on completion of the works. A chemical closet
type toilet is the minimum acceptable standard.
2.16
SUPERVISION
The Contractor shall nominate the intended site supervisor who shall ensure the works are carried out
in accordance with the documents and to the programme. Appendix C Housing SA Forms &
Checklists ‘Construction Supervision Check List’ must be completed by the Contractor and
forwarded to the Principals representative. If the Principals representative is not satisfied that
adequate supervision is being provided, an instruction may be given to the Contractor to provide other
personnel to the project at no additional cost. The Supervisor shall be contactable by mobile phone
during working hours.
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2.17
PROGRESSING THE WORKS
The Contractor is to ensure the works are carried out in the shortest possible time using the most
efficient and economical work practices whilst ensuring least disruption to adjacent properties. Work
shall be continuous within the working hours specified in this specification.
2.18
REMOVAL OF PLANTS
Remove and dispose of those trees, shrubs and ground covers not identified in the Horticultural report
as being maintained, including grubbing the stumps and roots greater than 50 mm in size. All
trees/shrubs and garden areas identified in the Horticultural report shall remain unless advised by the
Principals representative to be removed.
Stump grinding is not acceptable.
Holes left by removal shall be backfilled with clean fill as specified in Clause 2.25 Earthworks.
2.19
CLEAN AND TIDY SITE
At all times the Contractor shall endeavour to maintain the site in as clean and tidy state as possible
given the nature of the work involved. Should this not be done the Principal may arrange to have this
work done at the Contractor’s expense.
2.20
SALVAGE, RECYCLING AND DISPOSAL
Once the property has been handed over to the contractor for demolition all items identified by the
Principals representative to be demolished, shall become the property of the contractor.
The Contractor shall prepare and implement a waste management plan indicating that at least 80%
(or greater) of the construction waste is re-used or recycled.
The Contractor shall document the intended method of disposal from each site and estimated
quantities of all demolition material (including asbestos).
The Contractor shall provide evidence of the demolition materials recycled, re-used or disposed to
landfill by weight in tonnes for each site (refer to Appendix C Housing SA Forms & Checklists –
Schedule of Demolition Materials Disposal).
2.21
SERVICES
The Contractor shall carry out the works as listed below in relation to existing site services.
2.21.1 Sewer / Effluent
Cap-off the sewer main at a distance of 1 metre internal from the Government/Boundary I.P. to the
requirements of Water Industry and provide a certificate of compliance.
Remove Earthenware/PVC sewer/effluent pipe less than 500 mm deep, backfill with site material and
compact as specified in Clause 2.25 Earthworks.
Pump out and remove septic tanks/soakage wells where applicable. The resultant excavation shall
be backfilled and compacted as specified in Clause 2.25 Earthworks.
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2.21.2 Stormwater
Remove concrete/cast iron/asbestos/PVC stormwater pipe less than 500 mm deep. Backfill and
compact as specified in Clause 2.25 Earthworks.
2.21.3 Water
Water meter(s) shall be removed by or with the approval of the relevant Water Industry. The service
shall remain operational but capped off at the supply pipe. Any leaks discovered shall be immediately
reported to the Principals representative for direction.
2.21.4 Water, Gas, Electrical & Telecommunication Conduits
Remove all water and gas pipes, electrical and telecommunication conduits.
Backfill and compact as specified in Clause 2.25 Earthworks.
2.22
CONTAMINATION
Any significant contamination discovered during the demolition works shall be immediately reported to
the Principals representative who will provide direction as to the action to be taken.
2.23
LATENT ITEMS
Any latent items discovered, such as underground pits, cellars, wells, tanks, car pits, septic tanks,
soakage pits, site contamination that will require remediation and the like, shall be reported
immediately to the Principals representative who will provide direction as to the action to be taken.
Latent items are not included as components of the demolition item code.
2.24
DEMOLITION MATERIAL REMOVAL / SITE CLEAN-UP
After the demolition process has been completed and signed off (refer to Clause 2.27
Milestones/Sign-offs) all demolition material and remnant material associated with the former use of
the site and rubbish shall be removed from the site (refer to Appendix C Housing SA Forms &
Checklists ‘Schedule of Demolition Materials Disposal’.)
The approximate area(s) of the building(s) being removed shall be lightly ripped or combed after the
bulk of the demolition material has been removed to expose any material that may have become
covered. Extra material exposed after ripping or combing shall be removed from the site in
accordance with these specifications.
Waste material must not be buried under any circumstances.
At the end of the removal/clean-up the site shall be left in a clean, neat and tidy condition suitable for
sale or future development.
2.25
EARTHWORKS
After the demolition material removal/site clean-up has been completed and signed-off (refer to
Clause 2.27 Milestones / Sign-offs) earthworks shall be carried out in accordance with Section 4
Excavation and Filling.
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2.26
SURFACE PREPARATION
At the completion of the demolition of a site, the site shall be lightly combed and tracked to provide an
even smooth surface with no significant irregularities. The site shall be left in a clean, neat and tidy
condition suitable for sale or future development.
2.27
MILESTONES / SIGN-OFFS
At various stages of the contract, when certain milestones are reached, the work must be signed-off
by the Contractor and forwarded to the Principals representative.
Sign-offs required are given on Appendix C Housing SA Forms & Checklists – Sign-off Checklist.
2.28 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
2.28.1 Delete clause 2.1(xi) (Extent of Work) and substitute:
Regional representatives of the Principal will notify neighbors of local works and give clearance to the
Contractor to proceed with works.
2.28.2 Delete clause 2.2 (Prior to Commencement of work on Site) and substitute:
Prior to the commencement of the actual demolition process on site the following shall occur:
The Principals Responsibilities
(i)
The Principals representative is to carry out a pre demolition briefing with the Contractor
on site;
(ii)
Identify any goods to be salvaged and returned to the Principals representative.
Contractor’s Responsibilities
(i)
Fix appropriate signage to the site fencing or temporary structure in accordance with AS
2601 (The Demolition of Structures).
(ii)
Secure the site as applicable.
3.
DEMOLITION OF PARTS OF BUILDINGS FOR OTHER WORKS
3.1
GENERAL
This section defines the requirements for the demolition or removal of part of a building or structure or
service and is not intended to be used for the demolition of complete buildings.
3.2
PROTECTION
Before commencing demolition work ensure that all tenant possessions and all surrounding
materials/surfaces are suitably protected. Particular care shall be taken near “significant or regulated
trees” and Development Approval may be needed to prune or remove them. When removing an item
from the property the work is to be carried out in a manner that causes the least possible if any
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damage to the surrounding area. Any items damaged shall be made good to the satisfaction of the
Principals representative, where it is necessary to remove other items to carry out the work they shall
be carefully removed, stored and reinstated to their original condition, or replace with new.
3.3
SPECIAL NOTIFICATION
In addition to the general notification requirements, before carrying out noisy works or the removal of
a product containing asbestos give the tenant and adjoining property residents 24 hours written notice
of the work. Give the tenant 24 hours written notice of removal of any fittings or fixtures or structures
that will disrupt their normal day to day living (e.g. removal of toilet, bath, or kitchen).
3.4
STORAGE
Demolished material shall not be stored where it will damage the property (including the landscaping)
or where it will be a hazard to the tenant or the public.
Where the material is stored in an approved storage container in a location agreed with the Principals
representative, the material may be left on site for:(i)
(ii)
The duration of works on site, or
2 weeks whichever is the lesser.
All other material is to be removed at the end of the working day.
Hazardous materials shall be removed from site immediately.
3.5
SALVAGE
Any materials, specified to be removed, replaced or demolished shall become the property of the
contractor, unless specified otherwise in the scope of works. The contractor is to recycle wherever
possible.
3.6
DUMPING
All materials not required for use in the works shall be removed from the site.
The material is to be taken to recycling or sorting depots to enable the maximum amount of the
removed material to be recycled, unless it is material that is not accepted by those facilities. That
material shall be taken to a dump appropriate for the type of waste.
3.7
DUST CONTROL
Take measures to contain:(i)
(ii)
Any dust created by carrying out the work, or
Airborne particles of demolished material (e.g. insulation).
This applies to work either in the building or external to the building. When working within an
occupied dwelling cover all surfaces that may be affected and contain the dust to as small an area as
possible. E.g. shut doors to the room and cover all the furniture and floor coverings in the room.
3.8
NOISE CONTROL
Do not expose tenants or the public to excessive noise. Provide protection if necessary in
accordance with legislative requirements.
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3.9
SERVICES
During demolition of services, or where services are damaged they shall be sealed off appropriately,
or made safe, until the modification to that service is completed.
3.10
IDENTIFYING ASBESTOS
Before commencing any removal work, check for products that may contain asbestos. The most
common in properties owned by the Principal are asbestos cement products, older pipe lagging and
the backing to older vinyl floor coverings. Recently it has been identified that some older putties that
were used for glazing on steel framed windows also contain asbestos fibres. Take samples of any
products that are suspected of containing asbestos and have them tested in a NATA registered
testing laboratory and record all findings in the asbestos file.
3.11
ASBESTOS AIR MONITORING
In accordance with the Safework SA Code of Practice for Asbestos Removal, atmospheric monitoring
is required to be carried out on the work site for the following:
•
Removal of friable asbestos (Requiring Class A Licence). However, it is not required before
friable asbestos removal work commences when the glove bag removal technique is used;
•
Removal of non-friable asbestos containing material where the area of that material exceeds
10 m2 (Requiring Class B Licence).
Note:
i) Removal of less than 10m2 non-friable asbestos (asbestos cement) containing material does
not require a licence and does not require air monitoring;
ii) Vinyl floor tiles which contain asbestos are to be considered friable;
iii) In accordance with Section 7 of [National Occupational Health & Safety Commission
(NOHSC): 3003 (2005)];
a. One monitoring point, within the living unit, close to the areas where asbestos
containing material is being removed is required;
b. Where external removal is occurring, a monitoring point in the vicinity of the work is
required.
Air monitoring is to be conducted by an independent licensed asbestos assessor or otherwise
competent person. Air monitoring is not to be conducted by the contractor employed to carry out the
removal work.
Air monitoring must be conducted in accordance with the Guidance Note on the Membrane Filter
Method for Estimating Airborne Asbestos Dust, 2nd Edition [NOHSC: 3003 (2005)].
3.12
ASBESTOS REMOVAL
3.12.1 General
The removal of asbestos is to comply with the Work Health and Safety Act, Code of practice for the
Safe Removal of Asbestos.
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Where the Work Health and Safety Act requires the contractor to be licensed, the contractor must
provide evidence to the Principals representative that the contractor or the subcontractor carrying out
the work holds a current licence to remove asbestos prior to starting work.
Tenants must be informed of work being carried out, when the work will commence, approximately
when it will be completed and shall be protected from the asbestos. This protection includes the
removed asbestos containing product and any fibres released into the air.
Once the work is commenced it must be completed as quickly as possible.
Tenants will be informed when all asbestos removal work has been completed.
Asbestos is to be dumped at a registered dump.
The Contractor must update the asbestos file.
3.12.2 Work Procedures
3.12.2.1
General
The following represent the minimum that is required and may add to but do not replace the
requirements as set out in Work Health and Safety Act, Code of practice for the Safe
Removal of Asbestos.
3.12.2.2
Internal
(i)
Keep work area to the smallest possible size, close all doors, windows and external
vents. Seal any fixed openings or vents.
(ii)
Work area to be vacated of all personnel not wearing protective equipment (coveralls
and respirators);
(iii)
Erect work area warning signs;
(iv)
Set up plastic sheet under removal area if required;
(v)
The method of asbestos removal shall avoid generating any airborne asbestos fibres;
(vi) Vacuum or wipe down with a damp cloth, all surfaces in work area and for a
minimum distance of 1 metre around the work area;
(vii) Seal all waste, coveralls, plastic sheeting, etc. in asbestos waste bags and take to a
registered asbestos dump.
3.12.2.3
(i)
External
Flag off work area and erect signs to stop all entry into work area;
(ii)
Work area to be vacated of all personnel not wearing protective equipment (coveralls
and respirators);
(iii)
Erect work area warning signs;
(iv)
The method of asbestos removal shall avoid generating any airborne asbestos fibres;
(v)
During the removal of roof sheeting protect the insulation. Any contaminate
insulation shall be removed and replaced with equivalent insulation;
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(vi) Vacuum, or wipe down with a damp cloth, all surfaces in work area and for a
minimum distance of 1 metre around the work area;
(vii) Seal all waste, coveralls, plastic sheeting, etc. in asbestos waste bags and take to a
registered asbestos dump.
3.12.3 Work Procedures for Removal of Less Than 10 m2 of Asbestos
This work procedure is for the removal of a section of wall lining that contains asbestos, for access to
plumbing or replacing taps or breeching pieces.
1. Keep work area to the smallest possible size, close all doors and windows.
2. Work area to be vacated of all personnel not wearing protective equipment (coveralls and
respirators).
3. Erect work area warning signs.
4. Set up plastic sheet under removal area.
5. Wet down the area with sprayed water.
6. For a breecher or taps in a shower only the top sheet of asbestos cement needs to be
removed. Where the wall lining was installed as a vertical sheet it may be cut above the
nogging using the score and snap method.
7. Carefully remove all fittings from the area to be removed.
8. Remove tiles by carefully scraping out the grout or sealant around the area to be removed.
Slide a flat spatula or similar behind the tiles and remove the tiles. A hammer may be used
to assist in getting the spatula behind the tiles. Ensure the joint in the sheets have been
exposed.
9. Wet the ac sheet and soak the jointing material.
10. Scrape out the jointing material and vacuum up or use a wet cloth to capture the scrapings.
11. Remove a section of cornice to gain access to the top of the sheet.
12. Complete asbestos removal work, using spray water to void generating any airborne
asbestos fibres and have vacuum cleaner running adjacent while the removal work is in
progress.
13. Asbestos sheets are to be removed in one piece where possible.
14. Vacuum all surfaces in work area (minimum of 1 metre from removal) or wipe down with
damp cloth.
15. Dispose of all waste, including the removed tiles, coveralls, plastic sheeting and seal in
asbestos waste bag for disposal.
16. Carry out repairs and reinstate wall.
17. For the horizontal joint in the sheets, insert a timber trim if needed, nail the new sheet at 150
mm centres, apply a primer to both sheets and seal with a urethane sealant
18. A sealed joint between the wall sheeting will be accepted at the corners of the shower area
in lieu of the 50 mm wide section of waterproofing in the corner of the sheeting. The tiling will
also need to have a sealed joint as normally required. (see note)
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NOTE :1 As it is the lower half of the shower that is at high risk of water penetration SAHT is
prepared to accept a slightly lower protection for the upper section of the wall but the
contractor will be responsible for the workmanship of the sealant.
4.
EXCAVATION AND FILLING
4.1
STANDARD OF WORK
Unless otherwise specified or shown, the work shall comply with AS 3798 (Guidelines on earthworks
for commercial and residential developments).
Take measures to avoid the generation of excessive dust or mud being dropped on roads.
Care shall be taken not to affect the root structure of “significant trees” or adjacent landscaped areas
which are to be maintained.
4.2
MATERIALS
4.2.1
Fill
Material excavated from the same site may be used as filling provided it is clean (i.e. no grass, rocks,
bricks, concrete, timber etc.) to provide the floor or paving at the correct level or bring trenches up to
match surrounding levels.
Imported fill may be clean granular quarry material approved by the Principals representative.
Imported fill (including recycled material) other than fill from a recognized quarry will only be accepted
if it has been assessed as suitable for use as fill on a residential site by an experienced qualified
environmental engineer. A written report from the engineer must be supplied to the Principals
representative before any filling is brought to site. The contractor is encouraged to use recycled
complying material as imported fill.
Approved under floor and under concrete paving fill shall be quarry sand complying with Sa-C type C
sand as defined in Appendix 1 of Department of Planning, Transport and Infrastructure (DPTI), Master
Specification, Division 2 Road Work Part 215 “Supply of Pavement Materials”
For sub-base and base materials refer Clause 18.4.1 Site works, Sub-Base Materials
4.2.2
Top Soil
Top soil shall be clean loam and free from any contaminants complying with AS 4419 (Soils for
landscaping and garden use).
Where landscaped areas are being re-built, provide and place weed and stone free sandy garden
loam, or suitable stockpiled onsite topsoil, with a max pH of 6.5 – 7.5, to all garden areas including
front and rear yards and common spaces with finished height level with the top of paving. The depth
of added topsoil shall be as shown on the drawings or a minimum of 100 mm in the rear yard and 150
mm in the front yard, common garden areas and the nature strip outside the front boundary. Grade
and lightly compact the topsoil to give an even finish across the site.”
4.2.3
Termite Treatment
Shall be carried out in accordance with the Principals Termite Protective Treatment Procedures June
2012 (see Appendix A1 Legislation, Housing SA Policies, Procedures)
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4.3
EXCAVATION GENERALLY
4.3.1
Extent
Carry out all excavation work necessary and required to complete the work. Protect areas outside of
the areas being excavated from damage.
Remove all vegetation from the areas of buildings and beneath all paving before any filling is placed
in position.
Grub out and remove stumps, roots or other obstructions which prevent the execution of the works
but care shall be taken not to affect “significant trees” or landscaping that is to be maintained.
If any unexpected conditions are found immediately contact the Principals representative for direction.
This includes any existing abandoned services.
4.3.2
Maintenance
Maintain excavations with shoring and timbering where required. Keep the excavations free of water
by pumping or other adequate means.
Excavations shall be free of loose earth, mud or debris immediately before pouring concrete.
4.3.3
Rock Excavation
Unless otherwise specified rock which requires special excavation equipment will be treated as
unexpected conditions, and must be reported immediately to the Principals representative.
4.3.4
Cutting Existing Pavements
Saw cut through existing concrete or bitumen surfaces in a straight line before excavation is
commenced. Concrete paving is to be cut along control joints unless otherwise detailed.
Lift and store pavers or paving slabs for later reinstatement.
4.3.5
Excavation in Public Areas
Before excavating any public area including roads, footpaths, reserves, and the like, obtain the
approval of the relevant authorities and comply with their requirements for alternative traffic
arrangements, hoarding, safety lights and bunting requirements, excavation methods, backfilling and
reinstatement.
Restore areas outside the limits of the Works, which have been disturbed by the Works, to their
original condition on completion of the excavation. Reinstate surfaces to their original level or to new
specified design level as appropriate without subsidence and without cracking at junctions with
existing surfaces. Restore pavements to match existing. Re-grass grassed areas.
4.3.6
Excavation in Areas Owned by Others
Prior to commencing any work beyond the site boundary notify, and obtain approval from, the
appropriate owner before excavation commences. Carry out the excavation to the owner’s
requirements. Reinstate the surface to match existing and to the owner’s requirements.
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4.3.7
Excavation Near Footings of buildings and walls
Where excavation is required to be done near footings of buildings/walls which are to remain, provide
adequate shoring or other support necessary to prevent damage to the structure as approved by the
Principals representative. (See Appendix D Trades Detail Drawings - Drawing FD106)
4.3.8
Excavation in Excess
Where excavation in excess has occurred under concrete floors or paving, replace with approved
under floor fill and thoroughly compact to give a density at least equal to that of the adjacent soil.
Alternatively, the concrete thickness may be increased, provided the reinforcement is maintained in its
original position.
4.3.9
Excavated Material
Clean material which is excavated from the site and approved by the Principals representative may be
used as filling.
4.4
EXCAVATION FOR FOOTINGS
Excavation for footings shall comply with the Engineer’s report.
Fill any over excavation with compacted under-floor fill or concrete. If any unexpected material is
uncovered arrange for the engineer to inspect and issue instructions. Excavations shall be kept clean
and safe.
4.5
EXCAVATIONS FOR SERVICES
4.5.1
General
Excavation shall provide as narrow a trench as practicable, but wide enough to allow for compaction
of backfill around services. Care shall be taken not to affect the root structure of “significant or
protected trees”. Wherever possible, services shall be run in a common trench. The trench shall be
made sufficiently wide to allow for the separation required for the services.
Allow sufficient excavation for the placing and removal of form work, installation of precast sumps,
manholes, etc. where applicable.
The depth of trenches shall allow laying to the required grading and levels. The minimum depths
measured from the surface (except where noted otherwise) to the top of the pipe shall be;
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SERVICES
GROUND
DRIVEWAY
FLOOR OR PAVING (Distance
measured below bottom of floor or
paving)
Storm water
200 mm
450 mm
50 mm
Water (50 mm or less
diameter)
225 mm
300 mm
75 mm
Water (greater than 50
mm and Fire Mains)
750 mm
750 mm
750 mm
Sewer
300 mm
450 mm
50 mm
Telecommunications
300 mm
600 mm
300 mm
Electricity
600 mm
600 mm
600 mm
Gas
450 mm
600 mm
450 mm
After excavation, clear trenches of sharp projections. Agree the installation depth with the Principals
representative when rock is encountered in the excavation.
4.5.2
Safe Shoring
The Builder shall be responsible for safe working conditions.
Make provisions as necessary to support adequately against collapse and/or slope the sides of
trenches greater than 1.5 m in depth.
All work shall be in compliance with the Regulations under the Work Health and Safety Act 2012.
4.6
FILLING WORKMANSHIP
4.6.1
General
Fill with clean fill as specified above to provide the floor or paving at the correct level or bring trenches
up to match surrounding levels.
Before placing the fill compact the subgrade.
Fill is to be placed in 100 mm compacted thickness layers and compacted by 3 passes of a vibrating
roller or plate. All new trenches are to be compacted for their full depth. Ensure the soil and any
existing trenches are compacted before laying new floors or paving.
For floors provide for and finish the whole area with 20 mm of clean quarry sand screeded and rolled
to the underside of concrete slab.
For garden or lawn areas the top 150 mm of the fill shall be clean top soil.
4.6.2
Protection from Dust
Take precautions as required to prevent the filling material from becoming airborne or windblown.
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4.6.3
Filling after Demolition
Filling Less than 500 mm
Excavations and trenches resulting from demolition work not greater than 500mm in depth shall have
the bases compacted and be backfilled in 100mm compacted thickness layers and compacted by 3
passes of a roller, vibrating plate or upright compactor (wacker) with fill as specified above. This fill
will be identified as uncontrolled fill and will not require compaction testing.
Filling Greater than 500 mm
Where excavations/trenches are greater than 500mm in depth (e.g. Cellars, wells, tanks, pits etc.) the
Contractor shall;
•
Provide covering, barricading or fencing adequate to prevent falls in accordance with the
SafeWork SA code of practice;
•
Notify the Principals representative and seek direction if the fill is to be controlled fill or
compacted as per filling less than 500 mm.
For controlled fill the following shall apply:Carry out compaction and testing under the control of an engineer and obtain an engineer’s report
certifying this fill as controlled fill.
Compact the fill as necessary to achieve a compaction level of not less than 95% of the maximum
dry density defined in AS 1289 5.1.1 (Methods of Testing Soils for Engineering Purposes – Soil
Compaction and Density Tests – Determination of the Dry Density/Moisture Content Relation of a Soil
Using Standard Compactive Effort) for Standard Compaction in accordance with the requirements for
level 1 Supervision as set out in AS 3798 (Guidelines for Earthworks for Commercial and Residential
Developments).
4.6.4
Protection of Gardens
The Contractor shall be responsible for the preservation of plants, trees, shrubs and lawns and the
prevention of damage that could be caused by any works or operations under the contract. The
Contractor is to report any damage to the Principals representative make good any damage in
accordance with directions given by the Principals representative. Advanced trees and shrubs may
need to be provided of a similar size to that damaged.
4.7
GRADING
4.7.1
Grading away from Footings and Paving
Grade the areas at perimeter of footings at a maximum grade of 1 in 10 to keep water 1 m from the
footing.
Where the slope of the block permits, grade the area at the perimeter of the paving at a maximum
grade of 1 in 10 to keep water away from the edge of the paving and to avoid a step at the edge of the
paving.
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4.8
SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
4.8.1
Materials
4.8.1.1 Delete clause 4.2.1 (Fill) and substitute:
Material excavated from the same site may be used as filling provided it is clean (i.e. no
grass, rocks, bricks, concrete, timber etc.) to provide the floor or paving at the correct level
or bring trenches up to match surrounding levels.
Imported fill may be clean granular quarry material approved by the Principals
representative.
4.8.1.2 Delete clause 4.2.2 (Top Soil) and substitute:
Top soil shall be locally sourced and approved by the Principals representative.The depth
of added topsoil shall be a minimum of 100 mm in the rear yard and 150 mm in the front
yard, common garden areas and the nature strip outside the front boundary. Grade and
lightly compact the topsoil to give an even finish across the site.”
5.
CONCRETE
5.1
STANDARD OF WORK
Unless otherwise specified or shown, the work shall comply with the requirements of AS 3600
(Concrete Structures).
All finished floor levels shall comply with those outlined in this specification. All exterior floor levels
shall ensure stormwater drains away from the dwelling while all interior floor levels and grading shall
comply with those details outlined in this specification. All onsite paving levels shall be checked to
ensure there is NO ponding and adjusted where necessary prior to completion of the works.
Take measures to avoid the generation of excessive dust.
5.2
MATERIALS
5.2.1
Cement
Cement shall comply with the requirements of AS 3972 (General purpose and blended cements).
5.2.2
Sand
Sand shall comply with the requirements of AS 2758.1. (Aggregates and rock for engineering
purposes – Concrete aggregates)
5.2.3
Coarse Aggregate
Aggregate shall comply with the requirements of AS 2758.1. (Aggregates and rock for engineering
purposes – Concrete aggregates)
5.2.4
Reinforcement
All reinforcing shall comply with AS 4671; (Steel reinforcing materials)
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5.2.5
Water
Water shall be drinkable, or in accordance with the requirements set out in AS 1379 (Specification
and supply of concrete)
5.2.6
Pigments and Admixtures
Colouring pigments and admixtures shall be resistant to lime, alkalis and ultra-violet light, comply with
AS 1478.1 (Chemical admixtures for concrete, mortar and grout – Admixtures for concrete) and to the
approval of the Principals representative.
5.2.7
Termite Treatment
Materials used shall be in accordance with the Principals Termite Protective Treatment Procedures
June 2012 (see Appendix A1).
5.2.8
Moisture Vapour Membrane
Shall be 200 µm Fortecon or similar.
5.3
TERMITE TREATMENT
5.3.1
General
All work is to be carried out in accordance with the Principals Termite Protective Treatment
Procedures June 2012 (see Appendix A1) by a contractor accredited to do the work.
In all cases where work is carried out provide to the Principals representative a certificate of
compliance from the company carrying out the termite treatment, and fix a notice complying with AS
3660.2 (Termite management – In and around existing buildings and structures - Guidelines), in the
electrical meter box identifying the work done.
5.3.2
Perimeter Paving
Where paving is being replaced or a new path is provided around a unit, treat the entire perimeter of
the house prior to placing paving. This is to apply to an attached unit where only that unit is being
paved but is not to apply where a section of the paving is being carried out unless specifically
mentioned in a scope of works.
5.3.3
External Enhancements
e.g. Attached Carports, Verandahs, Porches and the like.
Completely treat these areas
5.3.4
Internal Concrete Floor Slabs on Fill
Place a layer of Kordon, Trithor, Smartfilm, TMB or BAYER Homeguard on top of the sand over the
entire area and extend at least 50 mm under adjacent floor slab or turn up the Kordon, Trithor,
Smartfilm against the wall for the full depth of the slab. Penetrations shall be detailed with Kordon,
Trithor, Smartfilm, TMB or Homeguard in accordance with the manufacturer’s recommendations.
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5.3.5
Suspended Floors (Timber and Concrete)
Treat the whole area under the floor where a treatment of the under floor area is in the scope of
works.
5.4
CONCRETE MIX
5.4.1
General
Where available, pre-mixed concrete complying with the requirements of AS 1379 (Specification and
supply of concrete) shall be used.
Where requested by the Principals representative, supply a certificate of compliance with the
specified strength and slump.
5.4.2
Concrete Class
Use Class N20 using 14 mm aggregate and an 80 mm slump shall apply for concrete, except where
other strengths or sulphate resistant concrete is specified by the Principalsengineer.
Sulphate Resistant Concrete shall be Class S30 using type SR Cement, 14 mm aggregate and an 80
mm slump
5.4.3
Delivery of Pre-Mixed Concrete
Concrete shall be conveyed to its final position without delay and by means that will prevent
segregation or stiffening.
Complete discharge of the truck shall be made within 1.5 hours of initial mixing.
5.4.4
Site Mixed Concrete
In situations where pre-mixed concrete is not available, or where small quantities only are required
site mixing may be permitted providing the concrete conforms to the following requirements.
Proportions by volume are to be 1 : 2 : 3 for cement, sand and aggregate.
Measure all quantities including water for each batch by approved methods and mix for not less than
1.5 minutes after all ingredients are added.
Place concrete in its final position within 20 minutes of discharge from mixer; discard any concrete not
placed within this time.
5.4.5
Concrete for Fence Posts
Refer section 17
5.5
FENCING
TESTS
Testing, when required by the Principals representative shall be carried out in accordance with AS
3600 (Concrete Structures) and AS 1012 (Set - Methods of testing concrete). If when tested the
concrete does not comply, the contractor shall be liable for the cost of the testing and rectification or
replacement as required by the Principals representative.
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5.6
FORMWORK
5.6.1
Generally
Formwork shall be suitable for its purpose, sound and of good quality, sufficiently braced and strutted
to be rigid and free from deflection and resist pressure from vibrators. All formwork shall be fixed in
its final position prior to the pouring of any concrete and shall be easily removable without causing
any damage.
Shuttering shall be true to line and shape and confine the concrete to the specified and/or detailed
dimensions.
Unless otherwise specified all formwork shall be Class 4 in accordance with AS 3610 (Formwork for
Concrete).
Note: All inspections for the structural adequacy of any formwork, as required by the AS 3610
(Formwork for Concrete), shall be the responsibility of the Contractor.
5.6.2
Treatment
Treat formwork to ensure clean and even stripped surfaces.
Use only form oil of a type known not to stain or discolour and which has no detrimental effect on the
bonding of subsequently added materials.
Apply form oil sparingly and avoid contact of the fluid with reinforcing steel. Should contact occur,
thoroughly clean steel with solvent.
5.6.3
Stripping
The minimum time to elapse stripping any formwork shall be 6 hours, or such other time as specified
by the Principals representative or the design engineer, provided the concrete is adequately
protected.
In general suspended slabs are to be to be propped for a minimum of 7 days. The method and timing
of stripping of suspended slabs shall be determined by the design engineer.
5.6.4
Stripped Surfaces
The stripped surface shall be free of defects, be sound and true to line.
If minor honeycomb faces do occur, they shall be filled immediately with 1:2 cement sand mortar.
Where honeycomb deeper than 30 mm is exposed upon the removal of formwork, the Principals
representative shall be notified immediately. No repair work shall be carried out on the honeycomb
without prior instructions from the Principal. All costs associated with any repair work shall be borne
by the Contractor.
5.7
REINFORCEMENT GENERALLY
5.7.1
General Conditions
All steel shall be free from mud, dirt, scale, loose rust, paint, grease, oil or other matter which may
impair bond to the concrete.
Accurately fabricate reinforcement for its required use.
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5.7.2
Lapping
Lapping of bars shall be in accordance with Engineer’s details and fabric reinforcement shall overlap
adjacent fabric by a minimum of two cross wires. Ensure that where mesh is cut for penetrations or
pipes, lap bars are installed.
Unless detailed otherwise corners and intersections shall have all bars at top and bottom fully
extended across the intersecting bars
Where no lap lengths are given on the drawings the following laps shall apply;
Bar Size;
Top splice;
Bottom splice
N12 mm
650 mm
550 mm
N16 mm
850 mm
700 mm
N20 mm
1200 mm
1000 mm
N24 mm
1700 mm
1400 mm
Lap mesh reinforcement lap by 2 cross wires. Where meshes with differing cross wire spacing’s are
lapped the lap shall allow for 2 cross wires of the larger spacing.
5.7.3
Cover
All cover dimensions shall be measured to the outermost reinforcement as per attached details or the
Engineer’s report.
5.8
PREPARATION BEFORE POUR
5.8.1
Inspection
The contractor is to inspect the sub-grade and ensure that it is well compacted or natural ground.
A period of 24 hours’ notice shall be given to the Principals representative, prior to the pouring of any
structural concrete, and/or arrange for the design engineer to inspect and provide a written certificate
of inspection, prior to the pouring of any structural concrete.
5.8.2
Requirements
Under no circumstances is the Contractor to breach the damp proof membrane.
Raise all sewer inspection points, gullies and domestic sinks to match the new finished concrete level
in accordance with the requirements of the Water Industry. (Note: this work can only be carried out
by a licensed plumber)
Raise or lower all external hot water services to suit the new finished concrete level.
5.8.3
Joining To Existing Slabs
Ensure that surfaces against which concrete is to be placed are clean, well dampened and/or treated
with cement slurry where necessary, and the dowels or starter bars if required are in place.
Remove any debris immediately before pouring.
5.8.4
Items to be in Position
All items to be built in, the moisture vapour barrier, termite barrier, control joint material, flashings,
service pipes & conduits, dowels or starter bars etc. as applicable shall be in position before pouring
commences.
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Ensure capped PVC sleeves under the driveway(s) or roads, are in place for future irrigation where
necessary.
5.8.5
Services
Pipe and cable runs through or under concrete shall be in position before pouring. Conduits and
pipes shall be separated to allow a minimum of 50 mm between them.
5.8.6
Moisture Vapour Barrier
Lay a moisture vapour barrier under all carports, verandahs, porches and the like and protect it from
damage. It is to be lapped and taped in accordance with manufacturer’s recommendations.
5.9
PAVING (INCLUDING DRIVEWAYS)
5.9.1
General
Paving is to be laid to enable the surface water to drain. If necessary provide storm water sumps
and/or spoon drains and pipes to drain the storm water to an appropriate disposal or collection point.
For houses on stumps refer to the attached details.
New paving is not to be laid over existing paving unless special permission is given.
Where more than one step is provided to a doorway a landing is to be provided at the adjacent floor
level. The landing and stair shall have handrails as detailed. For porches and verandahs the porch
or verandah may be used as the landing.
5.9.2
Finished Levels
Where levels are not given on a drawing the following shall apply:• all paving is to be at least 15 mm below the damp proof membrane except at doorways of step
less entries, and slope away from the building at a grade between 1 in 50 and 1 in 200.
• where possible eliminate all steps. However, where this is not practicable paving shall be laid to
give the minimum number of steps. Steps less than 110 mm and more than 180 mm are to be
avoided.
• where possible slope the paving at 1 in 14 (maximum). For steep sites this will not be possible
and the slope of the land will need to be followed.
• paving levels shall take into account the level of other structures. e.g. sheds, garages, retaining
walls etc.
• Carports are to have a minimum cross fall of 1 in 200 to prevent ponding.
5.10
FLOOR FINISHED LEVELS
Repaired internal floors shall be repaired to ensure the finished floor levels (allowing for floor finishes)
match adjacent floor levels and shall be graded to achieve required falls.
Shower alcoves are to have step less entry unless specified within the scope of works or detailed
otherwise by the Principals representative. The fall in the floor of the shower alcove is to be between
1 in 50 and 1 in 60 and that fall shall extend 100 mm past the line of the shower curtain. Bathrooms
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floor areas outside of the shower are to be graded at a minimum slope of 1 in 100 and shall not pond.
They may be graded into the shower alcove or into a separate floor trap.
Verandah and carports shall be graded to allow rainwater to run away from the house. Unless
otherwise detailed or directed by the Principals representative, grade to be a minimum of 1 in 200 and
a maximum of 1 in 80.
Note that for a tiled finish the subfloor will need to be set down to allow for the required bedding of the
tiles at the correct fall.
5.11
TYPE OF CONCRETE WORKS
5.11.1 Carports, Porches, Verandahs and the like
Shall be constructed to the design engineer’s details.
If no engineering details are provided construct as for a driveway. For porches and verandahs that
are to be tiled, delete the tooled joints and finish to allow for tiling.
5.11.2 Internal Floors
Slab on ground shall be a minimum of 100 mm thick reinforced with RF72 steel reinforcing mesh
placed with 25 mm top cover. Join new slab to existing slabs or beams by dowelling with Brunswick
Sales MFAP 3/3 units at 300 centres. The edge of the existing slab shall be scrubbed with cement
slurry immediately prior to pouring new slab against the existing.
5.11.3 Replacement Floors on Lost Formwork
Pour floor sections on galvanised corrugated steel sheets supported off footings and on bearers.
The floor thickness at lowest point shall be 80 mm minimum measured from top of fluted formwork.
Reinforce with RF72 fabric placed 40 mm above forms. Provide falls in the slab and finish ready for
tiling.
5.11.4 Steps, Landings and Ramps
Steps landings and ramps shall be in accordance with the details. To restrict future differential
vertical movement occurring, all steps landings and ramps are to contain dowelled constructions joints
(DCJ) attached to all adjacent footings, floor slabs, or paving, even if the adjacent paving is unreinforced.
Where ramps are installed as part of the paving they are to be attached to the concrete paving at both
ends with a DCJ. Where the ramp joins with a unit paving or bitumen paving the ramp shall have a
thickening of at least 300 mm in total depth and at least 100 mm wide.
Ramps for people with a disability shall be constructed in accordance with “Housing SA Design
Guidelines 4.1 Housing Modifications.”
The following types of ramps can be used:
• Threshold ramps at doorways maximum length 280 mm with a slope of 1 in 8 (see details);
• Kerb ramps can be used at kerbs (particularly applicable to group sites) or edges of porches
or veranda’s. Maximum length is 1520 mm with a slope of 1 in 8 and in general will be full
width of a path;
• All other ramps to be at a maximum slope of 1 in 14.
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5.11.5 Perimeter Paving
Perimeter paving and paving to clothes lines and access paths shall:
•
•
•
•
•
•
•
be 1000 mm wide;
In areas where access is not essential for people with walking aids the width can be reduced
to 600 mm NOTE :- Only to be used in areas determined by the Principals
representative
perimeter paving is to extend for the full perimeter of the house (including porches; see
layout). Localised widening may be required around hot water services, steps, etc. to maintain
a minimum 1000 mm width and have a cross fall of 25 mm away from the walls;
be 75 mm thick reinforced with RF62 reinforcement mesh except on the driveway side where it
shall be 100 mm thick with RF62 reinforcement mesh, unless specified otherwise;
be 75 mm thick unreinforced where specified in the schedule (Note:- This is only to be used if
the Principals Engineer considers that the site is not reactive).
For folding or paralines and extendable type lines as well as a path to the line the area under
the line is to be paved
For rotary lines the path is to extend 500 mm past the central support post.
Where the bottom edge of the new paving finishes above the existing natural ground level thicken the
edge 200 mm of the paving so that it extends minimum of 75 mm into existing ground. Backfill
against the upstanding edge with approved soil filling at a grade not steeper than 1 in 10. Where this
is not achievable seek directions from the Principals representative.
Where a step is formed in the paving the vertical section shall be a minimum 200 mm thick.
5.11.6 Driveway Paving
Driveway paving shall be:
•
3000 mm wide in addition to the driveway side perimeter paving; where possible,
•
100 mm thick reinforced with RF62 reinforcement mesh.
•
For major site redevelopment provide two 75 mm capped PVC sleeves under the driveway(s),
one at the mid-point and one at the head of the drive for a future irrigation system.
The driveway shall commence at the front fence and terminate 7 metres behind the wing fence and
gate or if a carport exists at the front of the carport.
Where the house has rear entry for vehicular traffic only, the driveway is to be the same construction
as above and have an access path connecting the driveway to the nearest perimeter paving.
In the case of a single front gate entry (i.e. no driveway) a concrete path shall be provided from the
gate to the front porch in accordance with the perimeter paving details.
Where the bottom edge of the new paving finishes above the existing natural ground level thicken the
edge 200 mm of the paving so that it extends minimum of 75 mm into existing ground. Backfill
against the upstanding edge with approved soil filling at a grade not steeper than 1 in 10. Where this
is not achievable seek directions from the Principals representative. This includes both sides of the
concrete driveway if applicable.
Provide tooled joints in the new driveway to match the paving and to enable future removal (by saw
cutting) of part of the driveway for renewal of storm water pipes or sewer mains. A minimum of one
down the middle is to be provided.
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5.11.7 Crossovers
Crossovers shall be constructed in accordance with the requirements and details of the Local
Government Authority.
For recommended dimensions on the invert please refer to Council Crossover Drawing Appendix D
Trade Detail Drawings. Local Government Authorities may have their own technical requirements
for this detail in this case direction from the Local Government Authority takes precedence.
5.12
CONSTRUCTION DETAILS
5.12.1 Dowelled Construction Joints (DCJ)
Construct dowelled construction joints in accordance with the detail in the following locations (refer
typical joint layout plans attached):
•
•
•
•
•
•
•
at a maximum of 10 m along a path or drive;
one side of each corner;
at the junction of 2 paths or path to driveway;
at junction of driveway to crossover;
at each end of an infill path repair;
junctions to step landings, ramps and the like;
joining replacement floors or sections of floors (note:- infill to be poured hard against existing
for this type only).
When connecting to existing slabs or paving the Brunswick Sales MFAP 3/3 units shall be installed
by:•
•
•
drilling 2 x 6 mm holes into the existing;
removing the cover from one end of the unit; and
pushing the rods into the holes.
5.12.2 Sealant to DCJ
On completion all DCJ’s, except those for infill floors, shall be sealed with a polyurethane sealant.
5.12.3 Separation of Paving & Carports
Paving and carports abutting footings and structures or services passing through the paving (e.g.
storm water pipes) shall be separated with a 10 mm polyurethane foam filler or backer strip finished
level with the surface of the paving. Note:- This joint is not to be sealed.
5.12.4 Separation of Walls & Footings for Wet Area Slabs
Replacement slabs are to be separated from walls or footings by turning the Kordon, Trithor,
Smartfilm, TMB or FMC Homeguard up the full depth of the slab, except where the original
construction was a raft slab. For existing raft slabs the Kordon, Trithor, Smartfilm, is to be turned 100
mm down the beam or extended 100 mm under the existing slab and the infill poured against the
existing concrete.
5.13
CONCRETE FINISHES
5.13.1 Grey Cement
Compact and screed to a firm and dense finish.
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Apply a dusting of 1 cement : 1 sand of approximately 3 mm thickness, while the concrete is still
workable and containing sufficient moisture to combine with the dry mix.
Steel trowel the surface, including exposed edges, to a uniformly smooth and even finish suitable to
receive vinyl tiles, vinyl sheeting or other smooth surface finishes.
5.13.2 Coloured Cement
Obtain a coloured finish as above, but with colouring pigment added to the 3 mm dusting in
recommended proportion to give a uniform colour as selected.
5.13.3 Surface to be Tiled
These include surfaces for mosaic tiles laid with adhesive, and quarry tiles bedded in special tiling
mix.
Allowing for the thickness for the scheduled tiles, screed floors to falls as required and finish a tiling
thickness below floor traps, brass strips, etc. and generally off the wood float.
5.13.4 Surface to be Topped
Leave base concrete at a lower level to allow a minimum topping of 20 mm at any point.
While slab concrete is still green, brush with a stiff bristle broom to remove laitance and expose the
coarse aggregate. Remove loose material and keep covered.
5.13.5 Paving & Driveways, Finished Concrete Verandahs and the like
Immediately after the concrete has been placed it shall be screeded and compacted. If the mortar
brought to the surface will not provide a uniform finish, add a mix of 1 cement : 2 sand to a maximum
thickness of 3 mm and work well into the surface.
Surfaces are to be finished with a steel trowel, smooth and even to grade, but not polished, to give a
slip resistant finish. Edges are to be struck with an approved edging tool.
Protect against damage by rain until the concrete has adequately set.
5.13.6 Tooled Joints
In paving and driveways provide formed tooled joints at intervals not exceeding 1200 mm by cutting
through the screeded surface to a minimum depth of 30 mm and for full width of paving.
After finishing the surface, tool the joints.
For porches and verandahs provide tooled joints to line up with posts or as directed by the Principals
representative. Note:- Where the surface is to be tiled do NOT provide tooled joints.
5.14
PLACING CONCRETE
5.14.1 Generally
Do not cause concrete to flow or be worked in any manner that will cause segregation of fine and
coarse aggregate.
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Place concrete in continuous operation at such a rate that previously placed concrete being integrated
with fresh concrete is still plastic. Ensure that joints not completed within 20 minutes are confined to
control or expansion joints.
During placing, ensure services and reinforcement are not accidentally displaced.
5.14.2 Severe Weather Conditions
The following requirements shall apply when concreting in hot weather;
1.
Precautions shall be taken to avoid premature stiffening of the fresh mix and to reduce water
absorption and evaporation losses.
2.
If the temperature of the surrounding air is higher than 32ºC the following shall apply unless
otherwise agreed with the Principals representative.
3.
5.15
a.
The formwork and reinforcement shall be continuously sprayed with cold water in advance
of the concreting and any excess water shall be removed from the inside of the forms
immediately prior to the placement of concrete.
b.
Where metal formwork is used the reinforcement and the formwork shall be protected
from the effects of hot winds and direct sunlight.
c.
Suitable barriers shall be provided to protect the freshly placed concrete from wind, until
the concrete has hardened sufficiently to allow it to be covered.
If the air temperature at the time of proposed placement exceeds 36ºC no concrete shall be
poured.
PROTECTION AND CURING
5.15.1 Time Limits
Protect from damage by rain, dust, heat etc., until the concrete has set.
For raft slabs, floor slabs, Carports, Verandahs and Porches cover surfaces including exposed edges
with 100 µm minimum thickness polythene within 3 hours after final trowelling of the floor. Hold down
the sheeting to approval at all laps and edges. Taping of joints may be required. Leave membrane in
place for at least 3 days.
When the air temperature exceeds 32ºC external paving, including driveways and roads, shall be kept
damp by spraying with water for at least 2 days after pouring.
5.15.2 Retention of Bond
It is the Contractor’s responsibility to ensure that a good bond will be obtained with any subsequently
added rendering, topping or tiling as applicable to the Contract.
Chemical curing agents shall not be applied to any floors scheduled for tiling or application of any
other floor covering with adhesive.
5.15.3 Additional Protection
Finished floor surfaces, subject to damage from traffic, falling material or damage on account of
performing adjacent work and any such areas as may be directed by the Principals representative,
shall be adequately protected.
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Trowelled sills, nosings, treads, etc. shall be adequately protected to approval to prevent damage and
abrasion.
In most cases damage to these areas will require the item to be replaced.
5.16
RAINWATER TANK STAND
5.16.1 Tank Stand for larger round tank
Pour footing slab, reinforced centrally with fabric and to size as scheduled on the Detail Drawings for
the tank diameter.
On the masonry walls provide a slab reinforced with fabric and with projection over walls and drip
along bottom edge. Alternatively use a jarrah wall plate 25 mm x 100 mm and provide 100 mm x 50
mm jarrah joists at 400 mm centres.
Where there is a shortage of jarrah timber the joists can be replaced with 120 x 45 mm CCA treated
pine joists on edge at 400 centres. Block between 2 pairs over the walls with 12 x 35 mm end plates
to the ends of the cantilevered joists. Keep all timbers straight. Battens used on top of the joists shall
be hardwood providing a buffer between the CCA treated pine and the tank. Alternatively or in
addition, barriers can be installed over the battens and shall be a sheet of malthoide or UV Stabilised
300 micron plastic.
Make provision for tying down of the tank as shown on the Detail Drawings.
Trowel surfaces of slabs to a smooth and even finish and neatly form edges and soffit.
See Appendix D Trade Detail Drawings for more detail.
5.16.2 Tank Stand for tank plumbed to toilets (usually 1000 Litres)
Stand shall be constructed from galvanized steel and shall be designed to:(i)
(ii)
(iii)
(iv)
The tank manufacturer’s requirements
ensure the tank is as high as is possible but in all cases the base of the tank is to be not
less than 1000 mm above the finished floor level of the unit(s) the tank is serving.
The legs shall be external to the frame so that a tank of the same size can be installed
under the tank.
The legs of the tank are to be fixed to a 100 mm thick concrete slab centrally reinforced
with RF 62 (see detail) and the tank fixed to the stand. The concrete supporting the tank
shall be separate from the perimeter path.
5.16.3 Tank Stand for detention tank
The tank is to be supported on a stand supplied with the tank or can be placed on a 100 mm thick
concrete base reinforced with RF 62 with suitable packers to allow ventilation under the tank. The
height of the base of the tank shall allow the tank to empty by gravity feed to the street and shall not
be less than 150 mm above top of kerb. The tank is to be fixed to the stand or base.
5.17
REINSTATEMENT
Where it is necessary to cut Council paths satisfy the requirements of the Local Government
Authority.
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On completion, remove all excess soil, old concrete, debris, rubbish etc. leaving the work areas in a
clean and neat condition.
Where footpaths are damaged or cut, the slab shall be replaced complete back to the nearest tooled
joints. Before placing any concrete the base shall be compacted.
Repair any damage to tenant’s garden or property as directed by Principals representative.
5.18
BANDING
5.18.1 Concrete Footings
Repair the face of spalled footings as follows and to the detail drawing in Appendix D Trade Detail
Drawings.
(i)
Relocate any vent bricks covered by the banding. Care is to be taken to ensure the timber
floor is still ventilated.
(ii)
Where cavity walls have an existing damp proof membrane and weep holes these are to be
raised above the banding.
(iii)
Replace any salt damp affected masonry in the areas of the banding.
(iv)
The existing footing is to be cleaned of all dirt and loose material.
(v)
Any rusted reinforcement that is exposed is to be either removed or cleaned of loose rust.
(vi)
Before pouring the surface of the existing footing is to be scrubbed with a cement slurry or
treated with a bonding agent such as ‘Cemstik’.
(vii) All services passing through the banding are to be wrapped in polyethylene foam.
(viii) All concrete to be premixed grade 30 sulphate resisting.
(ix)
Reinforce as detailed.
(x)
Concrete surface is to be trowelled smooth.
(xi)
The formwork may be stripped early to allow the face to be trowel finished.
(xii) Provide tooled edge to the banding.
5.19 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
5.19.1 Delete Section 5.3 (Termite Treatment) and substitute:
Termite protection shall be achieved by using structural materials that are not subject to termite attack
(e.g. steel, concrete and masonry) or have been treated to resist termite attack.
Chemical treatments and termite protection methods that require regular maintenance shall not be
used.
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5.19.2 Delete Section 5.8 (Preparation before pour) and substitute:
A period of 5 days’ notice shall be given to the Principals representative prior to the pouring of any
structural concrete (i.e. raft slabs and footings). An engineer’s inspection is not required.
5.19.3 Delete Section 5.10 (Floor Finished Levels) and substitute:
For major wet area upgrades;
(a) Wet areas must have one or more of the following provisions to prevent effluent entering the
living areas of a house as a consequence of drain blockage:
(i) The floor level of the wet area shall be set-down a minimum of 50mm from the floor level of
the house, or graded to an outer edge that it at least 50mm lower than the floor level of the
house (refer to Table 2, Figure 2, 3, & 4) with:
a) an overflow path to the threshold of and an external doorway 50mm (min) below house
FL, or
b) an overflow outlet discharging externally above ground or paving level;
(ii) Horizontal separation (unenclosed) greater than 5000mm – no set down required (refer to
Table 2 & Figure 2);
(iii) An overflow outlet is to be provided in a room containing only a water closet and not
connected to a wet area.
(b) Where an overflow outlet is required and / or installed it must:
(i) pass through an external wet area wall with fall to the outside; and
(ii) discharge above the ground or paving; and
(iii) have the internal invert at 50mm below the finished floor level of the main building;
And
(iv) have a vermin proof flap and a minimum openable area of 7850mm²
(c) Floors must be finished to a fall of between 1:50 and 1:65 in the shower areas and between
1:40 and 1:100 in remaining wet areas (refer Figures 3 & 4); where there are no floor finishes
or the finish is adhered directly to the graded concrete, a shower tray or shower base is not
required.
For further detail see Appendix H Housing on Designated Aboriginal Lands – Minister’s
Specification SA 78A, page 7 Acceptable Construction Practices, Section 1 Wet Areas, Table 2 Wet
Area Set Downs.
For perimeter paving, paving to clotheslines and access paths;
Veranda and carports shall be graded to allow rainwater to run away from the house. Unless
otherwise detailed or directed by the Principals representative grade to be a minimum of 1:100.
Dog beam 300 mm deep to all paving edges that are adjacent to soil.
5.19.4 Delete 5.14.2 Statement 3. (Placing Concrete) substitute:
5.19.4.1
Severe Weather Conditions
No concrete pour shall start when the air temperature exceeds 36°C.
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5.19.5 Delete 5.16 (Rainwater Tank Stand)
Rainwater tank stands do not apply in Housing on Aboriginal Designated Lands.
6.
MASONRY
6.1
WORKMANSHIP AND MATERIALS
All masonry work shall be carried out in the best possible trade manner and unless otherwise
specified or shown shall be in conformity with AS 4773.1, (Masonry in small buildings – Design) AS
4773.2 (Masonry in small buildings – Construction) or AS 3700 (Masonry Structures).
6.2
MASONRY UNITS
6.2.1
Uniformity
All bricks and blocks shall be sound, uniform in shape and size and where used in face work, shall
have sharp arises, be free from surface defects and selected for even colour and to match in colour
and texture the existing masonry unless otherwise specified.
For masonry units in face work, deviations from specified dimensions shall be limited to 2 mm plus or
minus, except that on the length of clay bricks 3 mm will be acceptable.
All masonry units in any one wall shall be of the same material. Mixing of clay, concrete and aerated
autoclaved concrete units will not be accepted.
6.2.2
Delivery and Stacking
Stack to prevent damage and staining. Protect concrete units against inclement weather. When
doing large areas, blend deliveries around the site and allow load areas prior to the construction of
wall sections with masonry units mixed from several pallets.
6.2.3
Clay Bricks
The manufacture of bricks and methods of quality control shall comply with AS/NZS 4455.1 (Masonry
units, pavers, flags and segmental retaining wall units – Masonry units)
For construction in clay bricks the following selection applies:
(i)
Face Bricks for external walls and internal fair face walls to be of type and colour nominated
in the Schedule.
Single walls to finish fair face both sides, require bricks selected or manufactured for double
facing.
(ii) Common Bricks or Insides (as well as suitable face bricks rejected on site) to be used for
internal walls the surfaces of which will be concealed or plastered.
(iii) Solid Bricks shall be used at ends of brick-on-edge sills and ends of wall capping where a
finished solid face is required.
6.2.4
Concrete Blocks & Bricks
Concrete masonry units shall be manufactured to AS/NZS4455.1 (Masonry units, pavers, flags and
segmental retaining wall units – Masonry units)
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6.2.5
Aerated Autoclaved Concrete (AAC)
AAC wall panels (CSR Hebel Power Panels or similar) are to be installed and fixed in accordance with
the manufacturer’s recommendations which in brief include;
•
Sark the studwork;
•
Install the recommended flashings;
•
Install the horizontal runs of top hat as recommended for the site conditions by screwing the
top hats to the stud wall and screw fix the panels to the top hat sections. Install by gluing
panels together but allowing the recommended expansion or control joint joints;
•
Where panels have been cut treat the exposed reinforcement with the recommended product;
•
Seal all the control or expansion joints between the panels with the recommended sealer;
•
Coat the external face with a waterproofing system.
6.2.6
Natural Stone
Natural Stone shall be cut in rectangular blocks intended for use in masonry construction.
6.3
MORTAR
6.3.1
Cement
Cement shall comply with AS 3972. (General purpose and blended cements) or AS1316 (Masonry
Cement).
6.3.2
Lime
Use lime in compliance with AS 1672.1. (Limes and limestone’s – Limes for building)
6.3.3
Sand
Sand shall be fine aggregate with low clay content, free from efflorescing salts and chosen to produce
the required mortar mix.
6.3.4
Water
Water shall be drinkable.
6.3.5
Colouring Agents
These are to be added only if and as specified in the Schedule.
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6.3.6
Waterproofing Compounds
Additives for damp-proof mortar shall be of an approved manufacture and in a clear finish.
6.3.7
Mortar Mixes
Use the following mixes as applicable. Measure materials by volume in the proportions stated:
(i) Composition mortar (M3)
Shall be, 1 cement : 1 lime : 6 sand - used for all general masonry work;
(ii) Cement mortar (M4)
Shall be, 1 cement : 1/10th lime: 3 sand - used where a high durability is required e.g.
retaining walls, fences and parapets.
(iii) Lime mortar (M1)
Shall be, 1 cement : 3 lime : 12 sand – used for repairing walls in old buildings with existing
weak lime based mortar, and for hearth and chimney repairs.
6.3.8
Mixing
Mix mortar in suitable quantities, the amount depending on prevailing temperatures, to ensure use
before initial set.
Re-tempering after setting has commenced, and the mixing of fresh with stale mortar is not permitted.
6.4
DAMP PROOF MEMBRANE
Damp proof membrane shall be 0.5 mm minimum thickness black-embossed polyethylene
manufactured in accordance with AS/NZS 2904, (Damp-proof courses and flashings) in long lengths
and with 150 mm end laps. Damp proof membranes shall be built in as follows:(i)
Under external masonry walls on the footing, of sufficient width to project 10 mm over
external face and to extend across cavity and a minimum of 75 mm above floor level. The
top edge of the up stand shall be fixed with clouts or flat head nails to each timber stud or
built into internal masonry wall leaf as applicable (note: provide weep holes above);
(ii) Where repairing, installing or replacing existing brickwork which extends below the paving
or ground level this flashing (with weep holes) is to be provided above the paving or ground;
Under all masonry walls in solid masonry construction;
(i)
Set one course above ceiling level, where a gable, or similar masonry section, at a party, or
divisional, wall extends above an adjacent roof surface by less than 1000 mm. It shall have
a 10 mm projection into cavity and extend 150 mm beyond the overlap of house units; and
(ii) Where required in a particular situation to complete the damp proofing barrier.
(iii) Damp proof membranes shall be stepped where necessary and in some locations (e.g.
where paving is sloped up to step less entries) a second layer of damp proof barrier is
generally required.
The damp proof membrane shall be not less than 10 mm above adjacent finished paving or ground
level.
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6.5
CURING PERIOD FOR FOOTINGS
Allow concrete footings to cure for at least 3 days before commencing masonry wall construction.
6.6
WALL CONSTRUCTION
6.6.1
Laying
Masonry units shall be laid on full beds of mortar nominally 10 mm thick and perpends shall be solidly
filled. All work shall be constructed plumb and true to level, properly bonded to suit the masonry,
using part masonry units as necessary. Keep the work clean and remove excess mortar.
All cavities shall be left clean and free of mortar droppings.
6.6.2
Water Retention
Where required, ensure that clay masonry units are sufficiently moist at the time of laying to prevent
undue suction of water from the mortar.
6.6.3
Open perpends
In the external leaf of external walls, open perpend joints shall be left and maintained in the course
immediately above any damp-proof strip for weep holes. The weep holes are to be evenly spaced at
less than 600 mm centres.
6.6.4
Bond
Construct the work properly bonded to matching existing or as detailed.
For repair work, unless a control joint has been specified, remove part bricks on the side of the area
to enable the bond to be carried through from the existing into the new work.
6.6.5
Preparation for future finishes
Where the masonry is not face finished, it is the Contractor’s responsibility to ensure that a good bond
will be obtained with any subsequently added rendering, topping or tiling as applicable to the
Contract.
6.6.6
Special Course
Provide any special courses to match existing or if included on the drawing(s), such as bricks on
edge, soldier bricks, capping, base course etc.
6.6.7
Cutting
Cut masonry and individual units as necessary to suit raking wall and roof lines, flashings, and to build
in structural and sundry timber or steel members; power cut wherever possible.
6.6.8
Protection of Work
Protect the work from adverse weather conditions and ensure that scaffold boards are moved away
from walls during rain.
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Keep the work clean and remove excess mortar at the completion of each day’s work.
6.6.9
Autoclaved Aerated Concrete (AAC)
AAC shall be installed in accordance with the manufacturer’s instructions. Thin bed mortar is
acceptable where specified by the manufacturer.
6.7
JOINTS
6.7.1
Fair Face Work
Unless otherwise specified, finish the exposed external masonry and internal fair face work with
recessed or round tooled joints to match existing.
6.7.2
Raking Out
Rake out joints in masonry to be rendered or plastered.
6.7.3
Articulation Joints
For detailed requirements of Articulation Joints refer to Cement and Concrete Association
Construction Note Technical Note 61.
Articulation joints are required in masonry where indicated by ‘A.J.’ on the drawings.
Commencing at footing level form 10 mm wide straight and even full length joints to the top of the
masonry.
For all articulation joints in walls provide Dunning Engineering BET300 ribbed expansion anchors, or
equal approved. Build in the anchors at every fourth course.
For cut expansion joints rake out the mortar each side of the joint, insert the anchor and pack with
new mortar.
Provide a polyethylene backer rod and seal with polyurethane sealant.
For all joints in common walls between units either fill with ‘Promat’ Promaseal IBS 12 mm backing
rod and a one part polyurethane sealant equal to Promat Promaseal –A Acrylic Sealant or apply
‘Ramset’ Hiseal, or apply Hilti CP606 sealant at least 10 mm thick on a backer rod, or equal
approved, applied as per the manufacturer’s instructions.
6.8
TIES AND REINFORCEMENT
6.8.1
Wall Ties
Masonry wall leaves shall be tied across the cavity with heavy galvanised wire, stainless steel or
plastic ties, manufactured to comply with AS 2699.1 (Built-in components for masonry construction –
Wall ties)
In veneer construction masonry shall be tied to stud wall framing at all regular stud positions,
including gable ends.
Solid masonry ties shall be of size appropriate to the cavity width and built at least 50 mm into each
leaf.
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Where articulation joints occur, ties shall be built in both sides of the joint, spaced at not more than
300 mm from the joint.
In coastal regions west of the corrosion line, marked on the SA Design Wind Speed for Housing maps
(published by Department of Planning, Transport and Infrastructure (DPTI), Planning division) and all
areas within one kilometre of the coast, all ties shall be hot dipped galvanised, stainless steel or other
ties colour coded red.
6.8.2
Spacing of Wall Ties
Cavity Width
Tie
Maximum Spacing
80 mm maximum
3.15 mm dia. for W28
4.0 mm dia. for W33 & 41
6.3 mm dia.
or 19 mm x 3 mm
600 mm horizontally
600 mm horizontally
600 mm horizontally
600 mm horizontally
Over 80 mm
6.8.3
600 mm vertically
600 mm vertically
600 mm vertically
600 mm vertically
Door Strap Ties
Timber door and window frames abutting masonry shall be secured with minimum 25 mm x 0.6 mm
kinked galvanised straps, nominally 300 mm long, fixed to back of frames and set into courses at no
more than 400 mm intervals vertically. For aluminium, or steel, door and window frames use
proprietary fixing straps.
6.8.4
Roof Ties in Solid Masonry
Unless the Principals representative or the design engineer specifies otherwise the following shall be
used:
6.8.4.1 Wall Plate Fixing
Wall plates shall be fixed to masonry with 3.2 mm galvanised nails into the mortar of
perpends at every third joint.
6.8.4.2 Tie Down Fixing
In a course 1200 mm below top of walls, build in 10 mm diameter galvanised m.s rods
across cavity and into both leaves of cavity or solid masonry walls as applicable.
Provide 32 mm x 1.2 mm galvanised straps, double and loop around rods and allow to
extend each leg at least 300 mm above the topped wall for fixing to roof members.
The rods and straps are required at 1200 mm maximum centres and corresponding with
roof truss or rafter positions.
For single leaf wall chase the render to fix a roof strap 500 mm down the wall at each rafter
or truss. Cut out the existing mortar and mortar the strap 50 mm into the bed joint. Fix the
strap to the wall with 2 screw fixings, one in bottom brick and one in the 2nd course from
the top of the wall.
6.8.5
Reinforcement
Build into all concrete masonry walls including each leaf of cavity walls, galvanised ladder mesh joint
reinforcement in accordance with manufacturer’s recommendations.
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6.9
FLASHINGS
6.9.1
General
Make all necessary provisions for building in flashings.
Build in as the work proceeds, or rake out to a minimum depth of 25 mm and set and wedge flashings
at a later date.
6.9.2
Side Flashings
Provide flashings and weather bars to sides and sills of window and door frames.
6.9.3
Over Openings
When masonry continues over a window or door opening or a meter box or similar, provide 0.5 mm
Super Viscourse or equal approved flashing, ex 300 mm width in veneer construction, and through
cavity into internal leaf for solid cavity work.
Extend flashing 150 mm beyond each end of the opening.
6.10
CAVITY MASONRY WALLS INCLUDING VENEER MASONRY
6.10.1 Cavity Maintenance
Prevent mortar droppings from lodging in the cavity and on wall ties.
All cavities shall be left clean and free of mortar droppings.
6.10.2 Gabled Walling on Boundary
Masonry gables and part gables, shall be cut and laid to underside of battens or purlins of roof
covering.
6.10.3 Closing of Cavity
Close cavity by returning masonry at jambs of opening below any window wall sill and door sill.
6.10.4 Single Thickness Walls
Single walls of stores or similar areas, laid as external face work, shall finish fair face internally unless
indicated otherwise.
6.10.5 Block Walls 190 mm
Walls of 190 mm thick standard or screen blocks, where included for Carport, screen, or other walling
shall be constructed to match existing or as detailed.
Provide any bond beam and tying arrangements necessary where shown, in addition to the joint
reinforcement.
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6.10.6 Junction of Walls Internal & External
Bond in alternating courses of intersecting walls.
Where straight joints are indicated, bond with 30 mm x 0.8 mm x 200 mm long galvanised straps, or 2
mm x 6 mm x 200 mm long galvanised, or stainless steel, rods bonded in courses at maximum 400
mm intervals.
6.10.7 Party Walls
Where party walls are being installed, or upgraded they shall comply with the following requirements:•
No holes shall pass through the walls;
•
Where possible avoid services penetrating party or common walls. Where services must be in
that wall seal to ensure that the fire rating and sound transmission rating is not compromised.
These walls must be continuous from the footing to the roof. The gap between the top of the
wall and the roof deck to be filled with mineral wool or other fire rating material.
•
If an electrical switch, outlet, socket or the like is accommodated in a separating wall the
service and building element at the penetration must be identical with a prototype assembly
which has been tested in accordance with AS 4072.1 (Components for the protection of
openings in fire-resistant separating elements – Service penetrations and control joints) and
AS 1530.4 (Methods for fire tests on building materials, components and structures – Fireresistance test of elements of construction) and achieved an FRL of not less than - /60/60; or
•
Power points and other services in a cavity party wall shall be separated by 300 mm
horizontally or 600 mm vertically of any opening or recess on the opposite side of the wall,
between the two units or the space around the cables as they pass through the wall shall be
sealed with mineral fibre or other suitable fire resistant material. Service penetrations shall not
extend beyond half the thickness of the wall. All existing service holes shall be sealed.
•
If an electrical switch, socket, outlet or the like is accommodated in a hollow separating wall
(such as a stud wall, masonry cavity wall or a wall of hollow block work), the cavity
immediately behind the service must be framed and packed with mineral fibre or other suitable
fire resistant material.
•
At least 1 leaf of at least 90 mm masonry shall extend from the footing to the underside of the
roofing material. Any missing mortar or small holes (less than 50 mm in diameter) shall be
patched with mortar. Large holes shall be in filled with masonry consistent with the existing
wall.
•
All existing roof timbers passing through the wall shall remain passing through the wall.

DO NOT CUT THESE TIMBERS
•
The space around all the roof timbers passing into the wall shall be sealed (on both sides of
the wall if they pass through) with Promat Promaseal IBS 12 mm backing rod and a one part
polyurethane sealant equal to Promat Promaseal –A Acrylic Sealant.
•
The gap between the top of the wall and the roof deck to be filled with mineral wool or sealed
as for the roof timbers. Where the existing gap exceeds 50 mm the wall is to be built up with
masonry consistent with the existing wall.
•
Tile battens may be packed with mineral wool or sealed as for roof timbers.
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•
For boxed eaves it will be necessary to incorporate a triangular sheet of 4.5 mm fibre cement
sheet to close the gap from the party wall to the fascia. Depending on the position of the
rafters/truss this may be able to be attached to the existing timber or a new frame may be
required. Seal around the edge of the sheet with fire rated sealant.
•
For all joints in common walls between units either fill with ‘Promat’ Promaseal IBS 12 mm
backing rod and a one part polyurethane sealant equal to Promat Promaseal –A Acrylic
Sealant or apply ‘Ramset’ Hiseal, or apply Hilti CP606 sealant at least 10 mm thick on a
backer rod, or equal approved, applied as per the manufacturer’s instructions.
6.10.8 Reinforced Work
Provide masonry with steel reinforcing as detailed.
Fill block work where indicated with concrete using 7 mm maximum aggregate.
6.11
VENTILATION
6.11.1 Cavity Ventilation
For construction with concrete raft floors, open perpends are required to the course immediately
above the DAMP PROOF MEMBRANE, located at a maximum spacing of 600 mm centres or every
alternate perpend joint in a regular pattern.
Where flashings occur over windows, doors etc. open perpends are required in the course
immediately above the flashing, located at spacing’s not greater 600 mm centres.
6.11.2 Ventilation Under Suspended Floors
For ventilation under a suspended ground floor, proprietary vent bricks or galvanised pressed metal
vents shall be built in at every fourth brick, horizontally, in the external leaf of masonry. The area
behind a vent shall be left completely clear to provide a clear flow of ventilation.
Where dwarf walls, and/or internal footings are constructed, through ventilation shall be maintained.
6.12
BUILDING IN
6.12.1 General
Fixings, frames, metal boxes and fittings where appropriate shall be built in as the work proceeds.
6.12.2 Meter Boxes
A minimum of 100 mm clearance is required between any electrical and gas meter boxes. Ensure the
back of the service boxes do not contact the wall frame or the inner masonry leaf when built in.
Shield behind box with 0.2 mm polythene, extended 300 mm on all sides and stapled to framing or
laid into bed joint of inner leaf. All service boxes shall be installed in accordance with the statutory
authority’s requirements.
Seal any spaces between the top of the box and the wall above with flexible sealant.
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6.13
SILLS AND COPINGS
6.13.1 General
Form weathered sills under windows with all units laid in cement mortar at minimum of 15 degree
slope with consistent sill slopes throughout with sufficient overhang to form a drip. Window sill’s
adjacent doors must not protrude to such an extent that they restrict the swing of flywire screen doors.
6.14
LINTELS
6.14.1 Lintels for Masonry
Steel lintels shall be built in over masonry openings to the sizes indicated in the following Table, with
each angle or arch bar carrying maximum 110 mm wall thickness.
Steel lintels shall be hot dip galvanised or proprietary galvanised lintels.
Where the soffit of an opening is to be plastered, wrap the visible steel section in light galvanised
mesh, before masonry is carried over.
6.14.2 Block Lintels and Bond Beams
Max opening
(mm)
Steel Sizes (mm) - Long leg
of angles vertical
Galintel (mm)
Bearing each end
(mm)
910
50 x 10 flat bar
8 x 85
100
1220
75 x 75 x 8 angle
100 x 100
150
1830
100 x 75 x 8 angle
100 x 100
150
2440
125 x 75 x 10 angle
150 x 100
200
3050
150 x 90 x 10 angle
150 x 100
200
Concrete lintel blocks shall be of minimum 200 mm height and to full wall thickness, with extensions
beyond openings of minimum 200 mm each end.
Reinforce, as shown or, if not shown with two 12 mm deformed bars and fill with N20 concrete with
maximum 7 mm aggregate.
6.15
REINFORCED MASONRY PIERS
Where isolated masonry piers are provided (e.g. carports and garages) they shall be reinforced and
their reinforcing and fixings shall be designed, but they shall not be less than 340 mm x 340 mm in
size with reinforcement and fixed as follows:
Provide 1N12 starter bar located in the centre of the core, cogged into the footing/slab below.
Reinforce the pier centre with 1N12 bar lapped 600 mm with the starter bars. Fill the core of the pier
with 7 mm aggregate concrete in maximum lifts of 900 mm vertical sections.
Securely fix the pier to roof structure by either;
(i)
Bending the N12 bar over the roof structure and fixing to both sides of the member.
OR
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(ii) Install an M12 threaded rod with 600 mm lap to the reinforcement cast into the core or an
M12 chemical anchor fixed into the concrete core connected to an angle and fix the angle
to the roof structure (Beam or Truss) with at least 2 mm X 6 mm diameter fixings.
6.16
MASONRY REPAIRS
6.16.1 Materials
(i)
Face Work
Masonry and mortar shall match existing. Where it is not possible to match existing, written
directions shall be obtained from the Principals representative.
(ii) Non Face Work
Materials used shall be compatible with the wall being repaired.
(iii) Construction
Masonry shall be either toothed into the existing or tied as specified for all junctions. Face
work shall be bonded unless a control joint is detailed.
Form articulation joints where detailed by either building a 10 mm open joint or saw cutting a 10 mm
wide cut the full thickness of the masonry and the full height of the wall. Ties and sealant shall be as
specified for articulation joints. For cut joints, rake out the existing mortar and mortar in the straps, at
every fourth course across the joint.
6.16.2 Salt Damp Repairs
Prior to commencement of under setting of walls the Contractor shall carefully remove and store
architraves, skirting’s and flooring and any fixtures or fittings in the area of under setting. In the event
of any skirting or architrave being damaged during this process, the Contractor shall renew to match
existing at the Contractors expense.
Any disconnection and/or reinstatement of electrical, plumbing services must be carried out by
licensed tradesperson and appropriate COC’s (Certificates of Compliance) forwarded to the Principals
representative.
Note: Under no circumstances shall the earth wire be disconnected.
Under setting of the wall is to be done in sections approximately 1 m long and include 2 courses
above the affected material. Care is to be taken near doorways and openings to ensure the wall is
adequately supported at all times. Insert props if necessary.
Any brickwork which needs to be below the new damp proof membrane shall be laid in hard burnt
bricks laid in cement mortar.
The damp proof membrane shall be as specified in masonry but shall be installed in sections with 150
mm laps and shall be extended across the wall as for new masonry.
Remove all demolished materials and mortar droppings from under the floor and the site generally.
On completion ensure any caps and vents are clean and clear.
Masonry above the damp proof membrane shall be constructed to match the adjacent corresponding
masonry. On the top course of masonry use a dry mortar mix and pack solid.
6.16.2.1
Reinstatement
All flashings shall be maintained. If rusted out these shall be renewed, as specified in
section 7 Carpentry.
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All flooring, skirting’s, architraves, fixtures and fittings removed during the course of the job
shall be reinstated in a trade like manner to original position.
6.16.3
(i)
Wall Fractures and Cracks
Painted, Plastered, Bagged or Rendered Masonry
For cracks less than 3 mm, no masonry repairs are required. Cracks are to be filled with
proprietary filler suitable for the location and finishes.
For cracks greater than 3 mm refer to the Engineer’s report for articulation joints and/or other
special requirements. The cracks shall be repaired as follows:a) Remove all loose and excess plaster from both edges of the crack.
b)
Remove all loose material in the crack. All loose or crumbled mortar is to be removed
from between the masonry.
c)
Sponge or wash the crack and the area where plaster has been removed to remove all
dust.
d)
Pack mortar into gaps between the bricks. Do not fill above the face of the masonry.
The mortar is to match the type and strength of the mortar in the surrounding masonry.
e)
Repair render/plaster as detailed in section 11 Wall Lining and Plastering.
f)
For painted masonry paint to match the adjoining masonry.
(ii) Face Masonry
For cracks less than 1 mm, no repair work is required.
For cracks in the mortar of 1 mm- 3 mm either patch with matching mortar or repoint the cracked
area.
Cracked masonry units are to be replaced if they have cracks wider than 2 mm.
For cracks wider than 3 mm refer to the Engineer’s report for articulation joints and/or other
special requirements.
The cracks shall be repaired as follows:a)
Remove all loose mortar from the cracked joints.
b)
Replace broken masonry with cracks wider than 2 mm.
c)
Pack the joints with mortar. The mortar is to match that in the surrounding masonry.
Point to match the wall.
d)
Clean off all excess mortar.
6.16.4 Jacking of Footings
Note: Jacking of footings is ONLY to be used where agreed by the Principals Engineer.
(i)
Remove the paving from the footing to be treated.
(ii) Excavate for jacking pads.
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(iii) The jacking pads are to be 800 mm x 800 mm x 200 mm thick N20 concrete reinforced with RF82
top and bottom.
(iv) The pads are to be spaced at approximately 2.5 m centres. A pad is always to be positioned
under a corner, if that corner is to be lifted. The pads are to be placed at a depth just sufficient to
allow the positioning of the jacks between the top of the pad and the bottom of the footing.
(v) Pour the pads and allow at least 24 hours before jacking.
(vi) Construct hard burnt brick piers 230 mm square under the footing on the pad each side of the
jack.
(vii) Before jacking the beam ensure that superstructure of the house is free to move back to its
original position. If new control joints are being added these are to be constructed prior to
jacking. Any cracks are to be cleared of loose material. Gaps between walls and ceilings are to
be cleared of all loose material.
(viii) Jack the beam and ram dry pack grout between the top of the brick piers and the footing. (A 1
cement and 2 sand mixture with minimal water is satisfactory). Leave the jacks in place for 48
hours.
(ix) Remove the jacks and compact fill under the footing over the pad.
(x) Ram soil or sand under the footing for the full length of the footing, or alternatively pour
deliberately weak concrete or lean mix concrete under the footing.
(xi) Fill alongside the footing if necessary and replace paving. If no path existed, a 1000 mm wide of
concrete path is to be provided to protect the footing.
6.16.5 Underpinning of Footings
Note: Underpinning of footings is ONLY to be used where agreed by the Principals Engineer.
(i)
Remove the paving from the footing to be treated.
(ii) Unless designed otherwise, the underpinning piles are to be 300 mm x 4 metres deep N20
concrete reinforced with 4N12 bars and with 6.3 ligatures at 600 mm centres.
(iii) The piles are to be spaced at approximately 2500 mm centres. A pile is always to be positioned
under a corner, if that corner is to be lifted. Locate underpins at corners and footing beam
intersections unless instructed otherwise. The piles are to be placed at a depth just sufficient to
allow the positioning of the jacks between the top of the pile and the bottom of the footing.
(iv) Pour the piles and allow at least 24 hours before jacking.
(v) Before jacking the beam ensure that superstructure of the house is free to move back to its
original position. If new control joints are being added these are to be constructed prior to
jacking. Any cracks are to be cleared of loose material. Gaps between walls and ceilings are to
be cleared of all loose material.
(vi) Jack the beam and pack between the top of the piles and the footing. Leave the jacks in place
for 48 hours.
(vii) Remove the jacks, concrete fill between the top of the pile and the beam.
(viii) Ram soil or sand under the footing for the full length of the footing, or alternatively pour
deliberately weak concrete or lean mix concrete under the footing.
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(ix) Fill alongside the footing if necessary and replace paving. If no path existed, a 1000 mm wide
concrete path is to be provided to protect the footing.
6.16.6 Chasing
Chasing shall be of the minimum size needed and in any case the depth shall be no more than 1/3
the thickness of the masonry and shall run vertically where possible. Horizontal chases shall be no
longer than 1 m except for a bath.
6.16.7 Repointing
Rake out mortar to a depth at least 15 mm and fill with new mortar of the same colour as the existing
and tool the joint to match existing.
6.16.8 Chimney and Hearth Repairs
Remaining operating fire places and chimneys shall be checked to ensure they are sound. Any minor
repairs shall be carried out using matching brickwork set in lime mortar. If major faults are found refer
these to the Principals representative for direction on work to be carried out.
6.16.9 Existing Single Leaf External Walls
The following repairs are to be carried out on single leaf external walls of houses.
Remove any loose paint or plaster,
Remove any salt damp affected bricks and plaster and cut back any fretted mortar (inside and out) to
solid mortar and replace bricks and mortar as necessary.
For tiling of areas not previously tiled remove all paint and cut back to solid plaster/render or bricks
before tiling.
Check the flashings and sills, jambs and heads to doors and windows to ensure they are weathered
correctly and upgrade if necessary.
To prevent future moisture penetration, clean the external face of the wall and coat with a high build
acrylic membrane paint to APAS 0117/2 or 0117/3.
Internal decorations are to be carried out after the external face has been treated. The outside
coating is to be applied at least one day before the inside finishes are applied to ensure the wall is
weathered prior to any internal finishes are upgraded.
6.17
CLEANING AND POINTING
6.17.1 Making Good and Pointing
Make good, patch and fill as required, including putlog holes, wall tops cut to rake, around service
pipes, etc.
Neatly trim flashings and point cement mortar. Cut damp proof membrane strips to even horizontal
lines.
Point any joints between concrete and masonry and elsewhere as required with matching mortar.
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Keep the work clean and remove excess mortar.
6.17.2 Cleaning
Clean visible surfaces of all masonry by scraping or rubbing to remove any mortar or other deposits.
Remove stains and paint with approved chemicals to manufacturer’s instructions and as directed.
Protect other work against splashing and where required clean down immediately with water.
Finish by washing down all work with water and leave the whole area to the entire satisfaction of the
Principals representative.
6.17.3 Caulking against Metal Boxes
Finish as applicable, the joints between masonry and meter or switch box and any similar built in item.
Seal top of meter boxes to masonry using a polyurethane sealant.
6.18 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
6.18.1 Protection of corners in masonry
Protect all external blockwork at corners and doorways with Colorbond flashing at 100 x 100 mm.
6.18.2 Substitute 6.2.3 (Clay Bricks), 6.2.4 (Concrete Blocks & Bricks), 6.2.5 (Aerated
Autoclaved Concrete (AAC)) and 6.2.6 (Natural Stone) with the following:
3) Boral 100 series smooth face concrete blocks 190 x 190 x 90
Concrete masonry units shall be manufactured to AS/NZS4455.1 (Masonry units, pavers, flags and
segmental retaining wall units – Masonry units)
All blocks shall be sound, uniform in shape and size and where used in face work, shall have sharp
arises, be free from surface defects and selected for even colour and to match in colour and texture
the existing masonry unless otherwise specified.
For masonry units in face work, deviations from specified dimensions shall be limited to 2 mm plus or
minus, except that on the length of clay bricks 3 mm will be acceptable.
All masonry units in any one wall shall be of the same material, i.e. mixing of clay and concrete units
will not be accepted under any circumstances.
Arrange delivery in advance to avoid changes of colour in finished work; blend deliveries around the
site and allow to load areas prior to the construction of wall sections with masonry units mixed from
several pallets.
Stack to prevent damage and staining. Protect concrete blocks against inclement weather.
See Section 6.6. Masonry Wall Construction for details on installation requirements.
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7.
CARPENTRY
7.1
MATERIALS GENERALLY
7.1.1
Timber
All timbers shall comply with AS 1684 (Residential and timber-framed construction - Set)
Timbers showing any trace of borers, termite attack or decay of any kind will not be accepted and
shall be removed from the site.
For joinery use selected timber, free from faults or defects and with a moisture content of between
12% and 15%.
7.1.2
Particle Board
Particle board shall be a smooth finished, flat pressed board of uniform thickness with a density and
adhesive bonding conforming to the Australian Standard grade as subsequently specified.
Water Resistant Grade to AS/NZS 1859.1 (Reconstituted wood-based panels – Specifications –
Particleboard) shall be used for all bench tops and in wet areas.
Where no particular grade is mentioned it shall mean that Standard Grade board to AS/NZS 1859.1
(Reconstituted wood-based panels – Specifications – Particleboard) is acceptable.
7.1.3
Medium Density Fibreboard (MDF) WR
MDF shall be manufactured from a resin bonded wood fibre, to provide a uniform density. The
material shall be bonded using a melamine urea formaldehyde resin, ensuring the material is moisture
resistant and suitable for use in bathrooms, laundries and kitchens, as recommended by the
manufacturer and complying with AS/NZS 1859.2. (Reconstituted wood-based panels –
Specifications – Dry-processed fibreboard).
7.1.4
Hardboard
Hardboard shall comply with AS/NZS1859.4. (Reconstituted wood-based panels – Specifications –
Wet-processed fibreboard) Use tempered hardboard for externally exposed surfaces and primer
sealed hardboard internally.
7.1.5
Flooring
(i)
Ply
Ply flooring shall comply with AS/NZS 2269 (Plywood – Structural - Specifications) and laid in
accordance with manufacturer’s recommendations.
(ii)
Water Resistant Particle Board
Particle Board flooring shall be water resistant board comply with Class 1 of AS/NZS1859.1
(Reconstituted wood-based panels – Specifications – Particleboard) and installed in
accordance with the manufacturer’s recommendations.
(iii)
Board Flooring
Board flooring shall be tongue and grooved and shall be of similar species, grade, thickness
and size as the existing floors.
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7.1.6
F.R.C.B.
Fibre Reinforced Cement Board shall be flat, profiled or plain sheets or wood grained building plank
and installed in accordance with the manufacturer’s recommendations.
7.1.7
Fabricated Beams
Fabricated beams (e.g. LVL, Laminated, Plated, etc.) shall be in accordance with the
manufacturer’s/engineer’s details and installed strictly in accordance with their requirements.
7.1.8
Metal Door Frames
Fabricate frames from 1.2 mm thick ZF100 zinc anneal sheet having not less than 100g/m² of zinc
iron alloy coating to both surfaces. As specified in Section 14.
7.1.9
Metal Wall Frames and light gauge Steel Sections
Frames, trusses and other light gauge steel sections shall be manufactured from pre-coated steel with
a yield stress of not less than 250 MPa. The coating shall be at least Z275 or AM125 in accordance
with AS 1397 (Continuous hot-dip metallic coated steel sheet and strip – Coatings of zinc and zinc
alloyed with aluminium and magnesium).
7.1.10 Grab Rails, Hand Rails and Balustrades
Stainless Steel to be grade 304.
Steel shall be a min. grade of 250 KPa complying with AS 1163 (Cold-formed structural steel hollow
sections) or AS/NZS 1594 (Hot-rolled steel flat products) or AS/NZS 3679 (AS/NZS 3679.1/2
Structural steel – Hot rolled bars and sections/Welded l sections) or AS/NZS 3678 (Structural steel –
Hot-rolled plates, floor plates and slabs) and hot dipped galvanised.
Aluminium shall be to AS/NZS 1866 (Aluminium and aluminium alloys – Extruded rod, bar, solid and
hollow shapes) to Australian Alloy B6063, tempered designation T5 or better and shall be anodized or
powder coated.
Timber shall be Philippine Mahogany or Australian Oak.
7.1.11 Metal Fastenings
Connectors used in fixing timber, such as framing anchors, brackets, cleats, metal soldiers and plates
shall be manufactured either from Galvabond steel or from steel that is hot dip galvanised after
manufacturing.
Bolts shall not be less than 10 mm diameter unless shown otherwise. All bolts shall be hot dip
galvanised and fitted with matching washers and nuts.
Use galvanised nails in all external timber work. Where timber is to be stained nail heads shall be
driven flush with the surface and where timber is to be painted nail head shall be punched for
stopping.
Self-Drilling screws shall be in accordance with AS 3566 (Self-drilling screws for the building and
construction industries – General requirements and mechanical properties) Class 3.
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7.1.12 Adhesives
For joinery exposed to the weather use either:
(i) Epoxy Resin Adhesive
(ii) Resorcinol Resin Adhesive; or
(iii) Melamine/Urea Formaldehyde Resin Adhesive
For sheet flooring use the adhesive recommended by the sheeting flooring manufacturer.
7.2
TYPES OF TIMBER
7.2.1
Specific Requirements
Grading standards apply in accordance with AS 2858 (Timber – Softwood – Visually stress-graded for
structural purposes) for visually stress graded Softwood, AS/NZS 1748 (1748.1 Timber – Solid –
Stress-graded for structural purposes – General requirements) for Mechanical stress graded timber
and AS 2082 (Timber – Hardwood – Visually stress-graded for structural purposes) for Hardwood.
For Ingrade stress graded material AS/NZS 4063 (AS/NZS 4063.1/2 Characterization of structural
timber – Test methods/Determination of characteristic values) applies.
Radiata Pine shall be treated with a preservative in accordance with AS 1604.1 (Specification for
preservative treatment – Sawn and round timber) to class H3 wherever used externally and to class
H4 whenever it is in contact with the ground.
The Principals written approval shall be obtained prior to the use of any timber type other than those
listed or indicated on drawing(s).
Jelutong will not be accepted.
7.2.2
Selection for Uniformity
Except in compliance with standard practice or specific detail(s) the same type of timber shall be used
for any particular section of work.
Where a stained or clear finish applies internally, the timber shall be selected to match in grain and
colour.
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7.2.3
Schedule of Timbers
Item of Work
Floor Framing Ground Floor
Floor Framing Upper Floor
Floor Timber Strip
Sheet Material
Timber Species
Jarrah
Oregon
Radiata Pine
Laminated Veneer
Lumber (LVL)
Radiata Pine
Hardwood
Particle Board
Plywood
Wall Framing
Internal Pitching & Lintel
Beams
Exposed Beams
Roof Framing and
Incidental Timbers
Under purlins
Fascias and Barges
External Boarding
Window/Door Frames
Item of Work
Internal Frames/
Linings, Mouldings
and Miscellaneous
Items
Stairs and
Handrails, Internal
Balustrading
External Balustrading
*
**
***
****
Radiata Pine
Oregon
Radiata Pine
Oregon
LVL
Alpine Ash
Oregon
Radiata Pine
Oregon
Radiata Pine
Oregon or Radiata Pine
Oregon or Radiata Pine
Radiata Pine
Western Cedar**
Red Meranti****
Philippine Mahogany****
Timber Species
Radiata Pine
Medium Density Fibre
Board (MDF)
Red Meranti****
Philippine Mahogany****
Philippine Mahogany****
MDF Board
Alpine Ash
Philippine Mahogany****
Australian Oak
Minimum Stress Grade
F11
F7
MGP12
*
Standard
Class 1 to
AS/NZS 1859 (Reconstituted
wood-based panels –
Specifications – Particleboard)
AS/NZS 2269 (Plywood –
Structural)
MGP10
F5
MGP12
F8
*
F17
F11
MGP12
F5
MGP10
F5 or MGP10
Visual selection
No stress grading required
Select
Pinhole Free
Minimum Stress Grade
Clear***
Stress graded given by manufacturer’s specifications.
Western Red Cedar shall not be used for door jambs.
Except where stained finished are specified.
Plantation timber is to be used.
MDF is NOT to be used for external window or door frames.
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7.3
FINISHES AND SIZES
7.3.1
Wrought Finish
Shall have visible faces that are machine dressed.
Abnormal machine marks shall be removed by hand dressing and all exposed arises slightly
chamfered.
7.3.2
Off-Saw Finish
Off-Saw Finish shall be used only where matching existing construction and the size is to match
existing.
7.3.3
Sizes Generally
Timbers shall finish to the size and shape detailed and/or specified.
7.3.4
Pre Priming
Exposed timbers used in roof carpentry, such as fascia’s, barges, scribing pieces, beams, posts, etc.
shall be pink primed or first coated on all faces and cuts in accordance with the paint system used to
finish the project prior to fixing into position.
7.4
CARPENTRY WORKMANSHIP
The work shall be carried out and finished strictly in accordance with the best trade practice. Exposed
arises shall be slightly chamfered.
Work to include all necessary fastenings, plugs, blocks, packing, etc., for the fitting of fixtures and
miscellaneous hardware.
Wherever possible, supply timber members in single lengths.
Provide tightly fitting joints and rigid fixings. Where bolts are used provide these with washers and
nuts properly tightened by spanner.
Where external timbers are cut, the end grain shall receive a full coat of the face priming material, to
be applied before cut surfaces are joined to other component parts.
Protect exposed timber surfaces including joinery, against damage during the construction period and
keep surface to be stained or clear finished free of marks, blemishes or other imperfections which
could impair the ultimate finish.
Allow to check and carry out final preparations prior to painting.
7.5
FLOOR CONSTRUCTION
7.5.1
Preparation and Clearance Under Ground Floors
The area under the ground floor shall be cleared of all vegetation and rubbish, including mortar and
plaster droppings, timber or steel off cuts, bricks and concrete. A minimum of 200 mm clear space
shall be provided between the ground level and the lowest timber frame members or in accordance
with the manufacturer’s specification. Where sheet timber flooring is used refer to the manufacturer’s
specifications for under floor ventilation requirements.
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7.5.2
Timber Sizes
Timbers shall be selected either from the following table in conjunction with other tables in this
Section, or in accordance with AS1684 (Residential timber-framed construction - Set) or AS1720
(Timber structures - Set).
7.5.3
Sizes of Floor Timbers - (single storey only)
Internal floor members
Nominal Size (mm)
Floor Plates
Bearers
(max. span for two or more spans - 2000 mm)
(max. spans for single spans – 1700 mm)
Floor Joists - at 450 mm max. centres
(max. span – 1900 mm)
Strip Flooring - complying with AS4785 (Timber Softwood – Sawn and Milled Products - Set)
Sheet Flooring - complying with AS1859.1
(Reconstituted wood-based panels – Specifications
– Particleboard)
Stumps to match existing or
150 dia. CCA treated pine poles
75 x 25
100 x 75
Minimum stress
grade
F11
F11
100 x 50
F11
19 mm t & g or
to match existing
7.6
UPPER FLOOR FRAMING - 2 STOREY HOUSING
7.6.1
General Requirements
F11
Construct the framework for the upper floor as detailed.
Position to allow building into masonry such as party walls as the work proceeds, or arrange provision
of openings, setting of beams and joists and grouting to seal openings after construction of wall.
Ensure any openings in party walls are fire sealed.
Construct all work true to line and level, trim for stair opening and wherever else required and
complete the framing ready to receive the flooring and ceiling materials subsequently specified.
7.6.2
Steel Members
Supply and fabricate steel members such as beams, angles, included in the structure to the
engineer’s details.
Bolt fix the structural steel using not less than 10 mm diam. bolts and any cleats, brackets and seating
pads as detailed.
7.6.3
Timber Beams
Provide beam(s) to size and finish indicated, solidly supported and fixed as detailed.
Supply and fix any special items including wrought timber or steel posts etc. in connection with the
beam(s), as detailed.
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7.6.4
Joists
Main joists shall be uniformly sized and to spacing’s of not more than 450 mm centres and to suit the
flooring material. For timber joists provide solid blocking between joists to comply with AS1684
(Residential timber-framed construction - Set). Blocking between manufactured structural timber or
steel members shall be in accordance with the manufacturer’s recommendations.
Double nail joists at each bearing point, except that alternate joists are to be connected to end walls
with one Trip-L-Grip or equal connector per fixing.
Except where edges are tongued and grooved, provide minimum 90 mm x 45 mm noggings under
joints in particle board flooring not occurring over joists, and 90 mm x 45 mm noggings to support free
edges of board at right angle to joists.
Fix 90 mm x 45 mm blockings between joists for the fixing of top plates of wall framing, running in the
same direction as the joists.
Make the provisions relative to wet area floor sections, including any checking and reduction in depth
of joists, as detailed.
Where fabricated timber C or I sections are used they are to be installed in accordance with the
manufacturer’s instructions, in particular note that these beams are to be in-supported under their
bottom flange and not fixed by their webs.
7.7
FLOORING
7.7.1
Particle Board/Plywood Flooring
Brand and quality of sheet flooring shall be clearly identified.
Provide board with tongues and grooves on long edges.
Particle board shall be equal to Structaflor General Purpose ‘Yellow Tongue - Yellow Edge’.
Fix sheet flooring with nails punched using minimum 50 mm nails for hardwood, for softwood use 65
mm long nails 2.8 mm diameter for hand driven or 2.6 mm for machine driven, with nails spaced as
set out in AS 1860 (Particleboard Flooring – Specifications), i.e. at 150 mm maximum centres along
edges and not closer than 10 mm to edge and at 300 mm maximum centres to intermediate joists.
In addition apply adhesive to sheet flooring manufacturer’s recommendations to all joists in
continuous beads and double beads at butt joints. Fill any joins with gaps wider than 1 mm.
Sand joins if necessary to achieve a flat floor.
Protect floor surfaces in accordance with the manufacturer’s recommendations.
7.7.2
Wet Area Flooring
To upper floor framing of wet area(s) supply and fix minimum 15 mm thick compressed F.R.C.B.,
using 50 mm galvanised or brass screws or 20 mm thick Structaflor Premium ‘Yellow Tongue - Green
Edge’ or equal approved fixed with galvanised nails.
For compressed F.R.C.B butt joints shall occur centrally over joists or over 90 mm x 45 mm trimmer
set on flat between joists, with both edges screw fixed at maximum 250 mm centres or in accordance
with the manufacturer’s recommendations. Fix sheets along room perimeter and to intermediate
joists at 450 mm max. centres. Seal butt joints and pipe penetrations as recommended by the
manufacturer.
Waterproof the whole floor of the wet area.
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7.7.3
Strip (or Board) Floors
7.7.3.1 Laying and Fixing
Strip flooring boards shall be carefully laid and fixed in accordance with the following:(i)
They shall be laid in straight and parallel lines with tongues fitted into grooves
and cramped together in groups not exceeding 900 mm measured across the boards,
with pressure suited to the moisture content of the flooring and seasonal conditions;
(ii)
Ends of boards shall be cut square at joints and shall be butted tightly together;
(iii) End joints shall be made on a joist and joints in adjoining boards shall be
staggered;
(iv) Flooring fitted between walling shall have the flooring boards kept 10 mm clear of
walls or wall plates;
(v) Boards shall be fixed with two nails at each joist except for secretly nailed boards
of less than 75 mm nominal width shall be fixed with at least one nail at each joist.
(vi) The minimum length of nails driven by hand or by nailing gun shall be 2.5 times
the thickness of the boards. Gun-driven ‘T-head’ nails shall be driven so that the Thead lies in a direction perpendicular to the direction of the board. The minimum
diameter of nails shall be 2.5 mm for nails driven by a nailing gun, and 2.8 mm for nails
driven by hand;
(vii) Each alternate nail in double-nailed boards shall be skewed slightly to the
vertical, in opposing directions. The practice of fixing boards by driving nails between
abutting ends of boards shall not be permitted;
(viii) Nails in faces of boards shall be well punched to allow for subsequent sanding
and stopping; and
(ix) Boards profiled for secret nailing and skew nailed through tongues at each joist
shall have nails punched to permit the full entry of the tongue into the groove.
(x)
Stop and sand floor ready for finish or floor covering as required.
7.8
FLOOR REPAIRS
7.8.1
Assessment of Worn or Suspect Floors
7.8.1.1
Tongue & Groove Timber Flooring
Inspect the floors and ascertain if the floor has been sanded or worn to a point where
further sanding will jeopardise the integrity of the floor. Evidence of failing floor strength are
cracks over the tongues and the floor may be splintered and feel ‘spongy’.
If the floor is spongy or bouncy but the floor boards appear sound the under floor structure
needs to be examined.
7.8.1.2
Squeaky Floors
In the case of badly squeaking floorboards that are sound, the nails should be punched, or
for boards over steel joists tighten all the screws.
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7.8.1.3 Sheet Flooring
Sheet flooring that is springy or spongy requires an inspection of the subfloor. Sheet
flooring that has been sanded or worn such that there is less than 4 mm over the tongue
will need to be replaced.
7.8.1.4 Rough Sanding of Flooring
The rough sanding of floors should be limited to floors that have at least 4 mm of cover over
the tongue and are badly warped or unsightly due to ingrained dirt; staining or from the
removal of rubber backing and glue
7.8.2
Strengthening of Worn Floors
If the floor has worn to a point where further sanding may jeopardise the integrity of the floor, it will
need to be strengthened or replaced by one of the following methods;(i) Fix an overlay of 6 mm hardboard or plywood glued and nailed to the floor. This will require
the existing floor to be prepared by sanding to give a clean flat surface. The preparation required
is equivalent to that specified for a clear finish in section 14 Floor Finishes. The overlay shall be
fixed to the floor with a full bed of construction adhesive spread with a grooved trowel and ring
grooved nails 2 mm x 25 mm spaced at 75 mm spacing’s all around the edge of the sheet and at
150 mm spacing in the body of the sheet. The ends of the sheets shall be staggered and joined
over joists,
or
(ii) The floor may be overlayed with 16 mm plywood or in 19 mm yellow tongue particleboard
nailed, as for a sheet floor, through the existing flooring into the joists,
or
(iii) The flooring replaced with 16 mm plywood or 19 mm yellow tongue particle board or 20 mm
tongue and groove floor boards.
Note: - Sheet vinyl or some other floor covering will need be laid to the areas where the overlay has
been fixed.
7.8.3
Repairs to Existing Board Flooring
A maximum of 3 adjoining boards finishing on the same joist will be accepted. The fourth board will
be toothed in at least 1 joist spacing. Infill flooring shall be laid as for a new floor. For polished floors
ensure the new boards match the grain and colour of the existing.
7.8.4
Repairs to Flooring over Steel Joists
Sheet flooring on steel joists that has become springy shall be repaired as follows:Check under the floor to ensure the bearers and or supports are sound and repair as required.
Progressively remove the screws fixing the flooring to the joists and lift the flooring sufficiently to place
construction glue between the top of the joist and the flooring. This will require the lifting of floor
coverings and may necessitate the replacement of some floor coverings.
Screw the flooring back down to the joist while the glue is still workable. If the existing screw spacing
is greater than 150 mm add additional screws to reduce the spacing to 150 mm.
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7.8.5
Repairs to Subfloor Framing
Replace or install new floor members of the same size and material as the existing.
7.8.6
Stump Repair/Replacement
Prop floor as necessary.
Remove damaged stump and sole plate. Install a concrete or solid block sole plate at least 75 mm
thick (measured below the bottom of the stump) with a minimum size of 200 mm x 200 mm or 300
mm diameter. Install a 100 mm x 100 mm jarrah stump complete with ant cap and compact the soil
around the stump. Skew nail the bearer through the ant cap to the stump.
Alternatively in confined areas a maximum of 10% of the stumps can be replaced by the following.
Cut existing stump off flush with ground. Bed a 400 mm x 400 mm x 50 mm thick paving slab on
quarry sand and build up a pier in 200 mm x 200 mm hollow concrete blocks fitted with an ant cap.
On the completion of the stumps pack the top of the stumps to ensure the floor is true and completely
supported. Packers are to be jarrah fox wedges or pieces of FRB at least 100 mm x 100 mm. Fix
packing into position.
Replace any damaged bracing with 75 mm x 50 mm jarrah fixed to stumps as existing.
7.9
WALL FRAMING
7.9.1
General Requirements
All studs, noggings and plates shall be gauged and noggings, lintel beams and trimmers to receive
linings finished flush with the studwork.
Frame up solidly and rigidly, using nail fixings for timber and screw, rivet or mechanical interlock for
steel unless otherwise specified and set studs plumb and true to line without cutting or wedging.
Take gable walls including inner leaf of veneer gables, up to roofline with full length studs and finish
as support to underside of sprocket or dummy rafter.
Fix noggings at 1200 mm maximum centres. Include any other nogging necessary for the proper
fixing of linings, fixtures, flashings, curtain rails etc.
Bracing is to be in accordance with AS 1684 (Residential timber-framed construction - Set) for timber
and designed according to AS 3623 (Domestic metal framing) and AS/NZS 4600 (Cold-formed steel
structures) for steel. Unless the whole wall is sheeted where sheet bracing such as ply, hardboard, or
F.R.C.B. is to be applied under a lining the timber studs shall also be shallow notched so that the
bracing is flush with the face studs. Sheet bracing cannot be used under the linings for steel framing.
To ensure that roof trusses bear on seating points only, internal walls shall finish 20 mm below
perimeter walls unless trusses are designed to land on the inside wall.
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7.9.2
Timber
Single Storey Units
For single storey construction frame up walls with timber as specified and of sizes as follows:Item
Single Story Units
Studs at max. 600 mm centres
Studs under beams & lintels
Studs at window and door openings (no lintel above)
Bottom plates – Timber floor
Bottom Plates – Concrete floor
Top beam
Top plate
Raking plates gable ends walls
Nogging and trimmers
Trimmers for tap sets and grab rails
External Walls
(mm)
Internal Walls
(mm)
90 x 35
2/90 x 45
1/90 x 45
90 x 45
90 x 35
90 x 45
90 x 35
90 x 45
90 x 35
140 x 35
70 x 35
2/70 x 45
70 x 45
70 x 35
70 x 45
70 x 35
70 x 35
140 x 35
NOTE: - For single storey units only, finger jointed or claw stud material may be used as wall studs
except at door, archway and window openings and also may be used in top plates to internal wall
frames only and for bottom plates on concrete raft construction.
Double Storey Units
To be framed in compliance with AS 1684 (Residential timber framed construction - Set).
7.9.3
Steel
Steel wall frames shall be designed and manufactured in accordance with AS 3623 (Domestic metal
framing) and ASNZS 4600 (Cold-formed steel structures). All stud walls are to have pre punched
holes to allow for the running of services. Rubber or plastic inserts are to be provided to separate
services from the steel.
7.9.4
Wall Openings and Beams
For sizes and fixing of lintel beams refer to the Engineering details or AS 1684 (Residential timber
framed construction - Set).
7.9.5
Bottom Plate Blocking
Jamb studs and window wall mullions, where not bearing directly over a floor joist, must be supported
by blocking. For timber blocking is to consist of joist off cuts, secured between floor plate or bearer
and wall plate. For steel the blocking shall be as per the designer’s requirements
Similar blocking is required under any other load bearing stud occurring more than 150 mm from
nearest joist.
7.9.6
Junctions with Concrete Floors
Where wall frames are supported directly from concrete or previously constructed masonry, fix bottom
plates with hardened steel pins at 1200 mm maximum centres or masonry anchors. Note: - additional
fixings may be required to suit bracing. For steel framing a viscourse is required under the bottom
plate.
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7.9.7
Nogging for Boarding and Profiled Sheeting
Provide nogging in addition to that previously specified, to allow fixing of the materials as follows:(i)
(ii)
7.9.8
At 600 mm maximum centres behind any sections of vertical boarding; and
For profile type F.R.C.B. sheeting to external walls, provide two extra rows of nogging to
provide fixings to sheet manufacturer’s recommendations.
Provision for Fixtures
When rebuilding a wall or building a new wall or the lining of the wall is being replaced the following
shall apply:The Contractor shall ascertain the type, manufacture and fixing height of the fixtures and trim to suit.
Allow to form openings for, fit and build in recessed cabinet(s), electrical load centre (switchboard),
exhaust fan, room heater and similar item(s).
Provide timber noggings for the fixing of towel rails.
Check framing and provide as detailed noggings and trimmers to side and end(s) of bath adjoining
walls to support the edge of the bath and wall sheeting.
Include the provision of curtain blocks fixed in line and either side of each window head. Fix a 90 mm
x 35 mm on edge timber nogging or a 90 mm deep steel wall reinforcing plate to allow for the
installation of future curtain rails. This shall extend a minimum of 300 mm from the window opening
on each side, or to the corner of the room whichever is the lesser.
In laundries provide a securely fixed 140 mm x 35 mm support trim minimum of 600 mm long for wall
hanging of clothes drier at a height of 2100 mm above FFL.
7.9.9
Provision for Future Grab Rails
(Includes grab rails being installed on a wall that is being re-clad).
For the fixing of future grab rails provide to the inside face of all four walls of bathrooms and toilets a
timber trim 140 mm deep x 35 mm minimum thickness fixed to all of the studs at a height of 870 mm
to top of trim above finished floor level.
Do not notch the studs for this trim, unless the stud is neatly cut around the trim and the trim is fully
glued to the stud.
All trims are to be mechanically fixed and a proprietary angle connector may be required to securely
fix the trimmer on to the studs.
At the WC only provide an extra row of trim at a height of 1400 mm to top of trim above finished floor
level.
For steel studwork a steel reinforcing plate in accordance with the manufacturer’s specification may
be required.
Provide, to the centre of the shower alcove wall a 140 mm wide x 35 mm minimum thickness trimmer
running vertically from 1000 mm to bottom of trim above FFL and 1900 mm to top of trim above FFL.
Trim between the studs to support the vertical trim.
The 140 mm x 35 mm trims are required for the fixing of future shower head support grab rail in
shower alcove
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Alternatively clad the walls in the bathroom and adaptable toilet from a height of 600 mm above FFL
to a height of 1500 mm with 20 mm thick ply wood.
For 90 mm deep timber studs the ply can be let into the studs provided that it is fixed to the studs with
nails or screws at 100 mm maximum centres and is continuously glued to the studs.
For steel studs a steel plate reinforcement designed by the stud manufacturer may be used in lieu of
ply BUT 20 mm ply cannot be let into steel studs.
7.9.10 Framing at Opening in Masonry
Framework to suit the specified lining materials and in accordance with AS 1684 (Residential timber
framed construction - Set) for timber and AS 3623 (Domestic metal framing) for steel
7.9.11 Repairs to Damaged or Broken Timber Studs
For timber 90 mm x 35 mm or 70 mm x 35 mm studs may be plated with similar sized material (1 plate
only required) that overlaps 300 mm each side of the damage or fault and is adequately nailed or
bolted to the stud. All other studs are to be replaced or have a stud of same size and strength fixed
next to it.
7.9.12 Repairs to Damaged or Broken Steel Studs
For steel studs repairs may be carried out on common studs in accordance with the system being
used and the design engineers recommendations. Where the type of stud is unknown it is to be
replaced or a full length stud added against the damaged stud and fixed to it with a stud of at least
equal thickness and having the same depth and flanges of a similar size. Minor dents can be
removed by carefully straightening the section. NOTE: When repairing studs any screws used are to
be the appropriate screw for the thickness of the steel.
For other studs and lintels the member is to be replaced.
7.10
HOUSE ROOFS AND CEILINGS
7.10.1 General Requirements
Refer to tables for timber types and grades applicable and for surface finishes of exposed timber.
Roofing members shall be fixed, checked, notched, seated and tied down in accordance with AS
1684 (Residential timber framed construction - Set) for timber and AS 3623 (Domestic metal framing)
and ASNZS 4600 (Cold-formed steel structures) for steel.
Incidental timbers shall be provided in accordance with AS 1684 (Residential timber framed
construction - Set). Incidental steel members are to be included as required to complete the roof
structure.
Complete the ceiling framing with trimmers as required, including those for electric light fittings, ready
for the fixing of the ceiling sheets.
7.10.2 Roof Trusses
The Design and Fabrication of roof trusses shall be carried out by an approved manufacturer and in
accordance with AS 1720 (Timber structures – Design methods). Allowance shall be made in the
design of the roof trusses for a future roof mounted solar hot water unit and any fixings for safety
equipment for future maintenance on the roof. Where steel or other non-structural fascia’s are being
used the overhangs of trusses shall be designed accordingly.
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Every roof truss shall be clearly branded with the name of the manufacturer.
Installation of the trussed roofs shall be in accordance with AS 4440 (Installation of nail plated timber
roof trusses) and AS 1684 (Residential timber framed construction - Set) for timber and for steel in
accordance with the manufacturer’s erection recommendations. A copy of the erection and fixing
requirements is to be supplied with the trusses.
All roof truss installations, including any truss replacements are required to be certified in accordance
with current legislation.
7.10.3 Lowered Ceiling - Truss or Frame Roof
Framing for lowered ceiling or ceiling section, including bulkhead framing may be required to conceal
service pipes or otherwise.
7.10.4 Bird proofing Provisions
Include the necessary provisions to ensure that all roofs and eaves shall be properly bird proofed.
7.10.5 Repairing of Roof Framing
Damaged principal roof framing members shall be either replaced with an equivalent member or have
an equivalent member placed and fixed against it, for its full span.
For trusses either replace the whole truss as for a principal roof member or carry out repairs to
individual web or chord members in accordance with the Engineer's details and provide truss
installation certificate.
7.11
PORCHES, VERANDAHS, CARPORTS AND THE LIKE
7.11.1 General Requirements
Construct each porch or verandah complete and as included on the house plan.
7.11.2 Posts
Posts are to be 75 mm x 75 mm x 2 mm galvanised RHS. For posts fixed to the surface of the slab
Galvabond may be used.
Where the post is set in concrete or into the ground or is embedded in masonry for part of its height it
shall be hot dipped galvanised. Roof members are to be bolted or fixed with self-drilling screws to the
post.
The base of the post is to be fixed with a minimum of 2 x M12 Masonry anchors or be cast a min. 400
mm into the concrete.
7.11.3 Replacement Posts
For repair work replace posts with the same type of material and size to visually match existing. All
timber posts are to be treated to class H4 in accordance with AS 1604.1 (Specification for
preservative treatment – Sawn and round timber). Generally these are to be fixed with proprietary
shoes that keep the timber clear of the floor/pavement. Steel posts shall be corrosion protected as for
a new porch.
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7.11.4 Repairs to Timber Porch Floors
Timber is to be Jarrah. (unless it is necessary to match existing treated pine.) Bearers and joists are
to be repaired by replacing the full length of the member with a new beam of the same size.
Damaged floor slats shall be replaced by slats of the same size and profile in lengths not less than
800 mm and joints are to occur over joists and be staggered. For the replacement of a deck use 72
mm x 22 mm Jarrah slats spanning 400 mm maximum. Each slat is to be double nailed or screwed to
each joist. All fixings are to be treated to class 3 of AS 3566.1 (Self-drilling screws for the building
and construction industries – General requirements and mechanical properties) and are to finish flush
with the deck.
7.12
EAVES AND SOFFITS
7.12.1 General Items
Square or plumb cut ends of top chords and rafters to match existing or as detailed, check to
accommodate fascia or otherwise shape as shown and smooth ends to be painted.
Form eaves to match existing or as detailed.
Include the necessary provisions to ensure that all roofs and eaves are bird proofed.
7.12.2 Timber Fascias
Provide fascia’s to all eaves to match existing or as detailed.
Supply and fix gutter mouldings to match existing, unless a fully supported system exists or is
detailed.
7.12.3 Metal Fascias
Metal fascia’s shall be colour bond in the colour scheduled and installed in accordance with the
manufacturer’s recommendations and shall match the existing fascia where only part of the fascia is
being replaced.
7.12.4 Barge Details
Metal barges are to be in colourbond, installed and flashed in accordance with the manufacturer’s
recommendations.
Timber barge boards are to match existing or be as detailed, including fixings to sprockets, tile
battens, purlins, fascia’s and blocking off dummy rafters as applicable. Finish to underside of roof
tiles with 19 mm thick scribing piece of sufficient depth to be cut neatly to tiles and have a minimum
50 mm full bearing against barge.
7.12.5 Soffit Linings
Line with 4.5 mm flat F.R.C.B. fixed with proprietary fixing nails, to form horizontal soffits to Porches,
Verandahs and such areas where indicated. For eaves the James Hardie Eclipsa pre-painted eaves
lining system can be used.
Joints in sheets shall be finished with PVC “H” sections or 30 mm x 6 mm cover batten. Joint
positions shall coincide with timber above.
Finish to adjacent surface with timber mouldings. For gable ends use 42 mmx19 mm moulds.
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7.13
REPAIRS TO FASCIAS AND BARGES
7.13.1 Minor Repairs
Where the ends of the timbers (including joins and corners) have minor defects affecting less than 30
mm of the member(s) install a galvabond fascia plate in accordance with the manufacture’s
specification. Paint to match the fascia or barge as appropriate
7.13.2 Major Repairs
For areas with more damage replace a section of the member. The replacement piece shall be long
enough to have a minimum of 2 fixing points to rafters or trusses and shall be joined with a scarf joint
on a support. For an end of a fascia fixed to a barge the length is to be increased to allow the
replacement piece to be fixed to 3 rafters or trusses. All cut ends are to be primed.
7.14
CEILING ACCESS
7.14.1 Standard Detail Access
Each house or unit shall have an accessible Access Hatch. Trim between ceiling joists to provide for
a clear opening of 700 mm x 550 mm. Form opening using an approved T-section of white PVC,
powder coated aluminium or powder coated galvanised steel, mitred at corners and screw fixed
through the vertical leg into trimming.
Provide access cover, within the above surround, of 10 mm plywood, or MDF.
7.15
EXTERNAL WALL CLADDING
7.15.1 General
Ensure all window door and frame flashings are installed correctly prior to fixing of cladding.
Complete all corners with proprietary trims and flashings according to the manufacturer’s installation
instructions.
7.15.2 Sarking
Sarking shall have a low flammability index and shall comply with AS/NZS4200.1 (Pliable building
membranes and underlays – Materials) and classified as heavy duty. Sarking shall be reflective on
one side.
Install sarking complying with AS/NZS 4200.1 (Pliable building membranes and underlays –
Materials) in accordance with AS/NZS 4200.2 (Pliable building membranes and underlays –
Installation requirements) behind all timber cladding, plank cladding and where recommended by the
cladding manufacturer.
Sarking shall be located at either the inner or outer face of the frame members and shall have an air
space adjacent to its reflective (low emittance) face.
The sarking shall be run horizontally across the frame members and lapped not less than 150 mm at
all joins and suitably fixed to the frame members. The sarking is to have all joins and overlaps sealed
with sarking tape including joins at corners.
Before installing any sarking, foil insulation or insulation with a foil backing, or conductive cladding
ensure that the power outlets and light switches have electrical shrouds fitted over the terminals.
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7.15.3 Hardiplank
Hardiplank shall be supplied in a finish (Smooth or Woodgrain) to match existing or as scheduled.
Fix 230 mm wide planks at each stud in accordance with manufacturer’s recommendations.
Provide PVC jointing strips to ends of planks and stagger joints as the work rises. For external
corners finish with a preformed ScyonTM AxentTM (cement composite) trim as supplied by the
manufacturer. To internal corners stop planks against a 25 mm x 25 mm rough sawn timber batten
fixed to studwork.
7.15.4 Weathertex Plank
Planks will be supplied to match existing.
Fix in accordance with the manufacturer’s recommendations.
Jointing strips and corner finishes shall be as for Hardiplank. All cut ends or edges shall be primed
prior to fixing.
7.15.5 Timber Boarding
Timber boarding shall match existing or be as detailed.
Provide framing to allow fixing at not more than 600 mm centres, and any incidental backing timber or
steel sections where necessary.
Double nail boards 15 mm from ends and at each intermediate position using 60 mm x 3.75 mm
galvanised twisted shank pallet nails. Drill at board ends to prevent splitting. Alternatively the
boarding can be screwed using counter sunk self-drilling screws suitable for the member the board is
being attached to.
Where boards join over a stud the nails or screws are to be skewed to ensure correct penetration into
the stud without splitting the edge of the stud.
7.15.6 F.R.C.B. Sheet Wall Lining
Fix 6 mm F.R.C.B. sheeting (Blue Board) to match existing or as scheduled in accordance with
manufacturer’s recommendations.
7.15.7 A.A.C (Aerated Autoclaved Concrete)
A.A.C wall panels shall be fixed and installed to the manufacturers detailed specification. Where a
panel has been damaged replace the complete panel.
For Hebel Power Panelxl ensure the framing is appropriate to support the weight of the panels.
Ensure perforated steel top hats are chosen based on the manufacturer’s technical specifications’.
Adhesives and fixings should be used according to manufacturer’s installation instructions and shall
include the use of fire rated materials where required. Where gluing panel’s together adhesive shall
be applied to vertical and horizontal joints. Where required a thick bed of Hebel Mortar shall be used
to provide a base on which the panel can be installed and levelled.
All Hebel Power Panelxl installations shall be coated with an external coating system and sealant
applied to the joints to ensure a water resistant and vapour permeable building envelope is achieved.
These coating systems used will be in accordance with the manufacturer’s installation instructions.
Flush and seal the joints, coat and finish in accordance with the manufacturers specification.
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7.15.8 E.P.S Lining (Expanded Polystyrene)
E.P.S wall panels shall be fixed and installed to the manufacturers detailed specification. Where a
panel has been damaged replace the complete panel.
Flush and seal the joints, coat and finish in accordance with the manufacturers specification.
7.15.9 Metal Cladding
Metal Cladding shall be fixed and installed to the manufacturer’s detailed specification. Where a
sheet has been damaged replace the complete sheet.
Flash and seal the joints in accordance with the manufacturer’s specification.
7.16
JOINERY GENERALLY
Joinery work shall be accurately set out and assembled in the best trade manner.
Wall units shall extend to the ceiling level with ceiling cornice.
Joints in external joinery, e.g. door and window frames, sashes and doors shall be set in an adhesive
complying with one of the following types and used strictly in accordance with the manufacturer’s
instructions regarding resin: hardener proportions and temperature ranges; and curing procedures.
Epoxy Resin Adhesive
Resorcinol Resin Adhesive
Melamine/Urea Formaldehyde Resin Adhesive
Joints in internal joinery shall be set in water resistant adhesive in accordance with AS/NZS 2754.2
(Adhesives for timber and timber products – Polymer emulsion adhesives); AS/NZS 4364 (Timber –
Bond performance of structural adhesives); AS/NZS 4364 (Adhesives, phenolic and aminoplastic for
load-bearing timber structures: Classification and performance requirements).
Brace frames where needed before delivery to site and remove after building in. Protect joinery on
site against any damage during the construction period, including damage that may impair the
ultimate finish.
7.17
EXTERNAL WINDOWS & DOOR FRAMES
7.17.1 General Requirements
Frames shall be shop fabricated into complete assemblies as detailed and scheduled or to match
existing.
Protect aluminium and pre-treat timber work before it leaves the workshop.
Accurately position and arrange for building into new and existing work.
All windows shall be completed with flashings and hardware, shop fitted where practicable.
MDF is NOT to be used for external window or door frames.
7.17.2 Flashings
Supply and fix continuous 75 mm wide x 0.5 mm flashings in either colorbond XRW coated zincalume
steel or black polythene to jambs and sill.
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7.17.3 Hardware
Supply and fix hardware as scheduled.
7.17.4 Timber Windows
All corners of frames with head and sill not extending beyond stiles, shall be reinforced with two Gang
nail 143 mm x 20 mm Corner Brackets or equal approved.
Provide continuous groove for the fitting of flashings.
Awning and casement sashes shall be 30 mm or 32 mm thick or to match existing. Sash members
are to be 54 mm wide for stiles, top and meeting rails and 66 mm for bottom rails. Fit planted stops to
head and jambs of sash opening.
Sash cords shall be a minimum of 8 mm thick.
7.17.5 Window Panels
Non-glazed panels shall be treated as for wall linings.
7.17.6 Window Walls
All jambs and mullions shall be of continuous lengths, housed into lower sill and housed for centre
sills and transom.
When sill does not extend beyond jambs, each corner shall be reinforced with two Gang nail 143 mm
x 20 mm Corner Brackets or equal approved.
Provide door jams with 12 mm planted stops.
7.17.7 Sidelights to Door Frames
Provide sidelights including intermediate rail in similar manner to those specified for window walls or
as for windows modified to finish integral with door frames.
7.17.8 Installation of Window Walls
Where the mullions are load bearing, installation shall be in accordance with the engineering details.
Provide packing etc. to ensure that the load is transferred to the mullions.
7.17.9 Flyscreens
Flyscreens shall be framed up of approved aluminium alloy extruded or rolled sections of 20 mm x 10
mm minimum size and minimum 0.56 mm thickness, firmly joined at corners with alloy angle brackets.
The fly wire shall be black anodized aluminium of 0.25 mm wire thickness and equivalent to 18 x 14
strands per inch or 18 x 18 strands per inch mesh, held taut by means of solid section PVC or
neoprene splines, which shall not be visible externally. All fly screens shall be finished in a powder
coat finish complying with AS 4506 (Metal Finishing – Thermoset powder coatings) or anodized to a
thickness of 15 µm. For aluminium framed screens the colour is to match window and for timber it is
to match existing screens.
Unless otherwise specified, supply removable fly screens over all sash openings, with the frame
matching the window frame colour, fitted internally with approved clips or screws.
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7.18
ALUMINIUM WINDOWS & DOOR FRAMES
7.18.1 Standards and Fabrications
The aluminium extrusions shall comply with AS 1866 (Aluminium and aluminium alloys – Extruded
rod, bar, solid and hollow shapes) and be at least equivalent to Australian Alloy B6063, temper
designation T5.
Unless specified otherwise, manufacture and install frames in accordance with AS 2047 (Windows in
buildings – Selection and installation). Unless otherwise scoped the minimum wind rating shall be N2
and the frame shall be marked accordingly.
Joints shall be accurately machined and screws shall be 18/8 type stainless steel. Reinforce mitres
with extruded or pressed metal splines and seal joints with polyurethane on assembly.
7.18.2 Finish
All aluminium shall be powder coated to AS 3715 (Metal finishing – Thermoset powder coating for
architectural applications of aluminium, and aluminium alloys) colour as scheduled with powder
coating complying with APAS 0155/2 to a minimum thickness of 40 µm, or anodized to AS 1231
(Aluminium and aluminium alloys – Anodic oxidation coatings) with a minimum coating thickness of 15
µm, with all exposed surfaces free from blemishes.
7.18.3 Protection
Ensure that the windows and window frames are protected against damage for the duration of the
contract period. Any damage shall be made good.
7.18.4 Hardware and Seals
Make windows and sliding doors weatherproof with pile, neoprene and/or vinyl seals to meet the
requirements of AS 2047 (Windows in buildings – Selection and installation).
Generally sashes shall be fitted with approved positive locking devices which shall be of a material
compatible with aluminium. Window locks where required shall be keyed alike.
Awning sashes shall be fitted with hinges or non-friction stays and Whitco chain operated window
winders or equal approved.
Sliding units shall be light in operation without sticking and non-rattling at all positions. Roller units
shall be easily replaceable in case of wear.
Double hung units shall include counter balances appropriate handles and sash fastener.
7.18.5 Glazing
All glazing shall comply with AS 1288 (Glass in buildings – Selection and installation) for the relevant
Wind Speed.
7.18.6 Sliding Doors
Where sliding doors are scheduled, provide complete with the manufacturer’s approved keyed and
snibbed cylinder lock. To each sliding door opening fit a matching screen door with, black anodized
aluminium fly wire and a matching grille as specified for a fly screen door, and a latch lockable from
the inside.
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Door to be keyed alike to other external doors.
7.18.7 Panels
Where panels other than glass are indicated, provide 6 mm thick flat F.R.C.B. in aluminium frames
with polyurethane sealant and screw fixed aluminium beads.
7.18.8 Linings to Aluminium Windows
For aluminium windows provide 19 mm grooved linings to all sides of openings. Ensure that corner
joints are glued and securely nailed together.
7.18.9 Fitting Aluminium Windows to Existing Opening
Existing window frames shall be completely removed before installation.
Make good wall opening.
Install windows complete with adequate packers, fixings, flashings and linings.
Externally seal and finish to adjacent surfaces using a polyurethane sealant and aluminium angles
and trims to match the window.
Internally complete jamb linings to wall using architraves to match existing or as detailed.
7.18.10
Repairing Aluminium Windows
The following repairs are to be carried out on aluminium horizontal sliding windows
i)
Worn or damaged sacrificial blocks (tracking guides to be replaced
ii) Where Vent lock screw fixing compromises operation of sacrificial guide wheels adjust and
/or replace wheels
iii) Where the track is worn or dented install a stainless steel capping track or file off dents if
track still high enough to work
iv) Replace worn brush seals
v) Damaged glazing beads or seals shall be replaced. Where a matching seal is unavailable
silicon the glass into the frame
vi) Replace broken catch springs or catch complete depending on damage
vii) Tighten any loose fixing screws
viii) Replace damaged fly screens
The following repairs are to be carried out on vertical sliding with sash cords
i) Replace or adjust damaged or broken sash cord
ii) Replace damaged felt guides, sash fastener
iii) Replace/repair damaged fly screens
The following repairs are to be carried out on vertical sliding spiral spring balanced windows
i)
Replace broken spiral springs
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ii) Replace damaged felt guides, glazing beads or brush seal
iii) Replace broken or missing sash fastener
iv) Repair or replace damaged fly screens
7.18.11
Repairing Steel Framed Windows
Where the frame and hinges are badly rusted the whole window is to be replaced
Where a fastener, winder or keeper is damaged replace the item
Where the window is in good condition but the hinges are jamming due to excess paint strip back the
paint, paint and grease the hinge.
CAUTION the existing putty may contain asbestos.
7.19
ALUMINIUM FLYSCREEN DOORS (SAFETY DOORS)
7.19.1 Fabrication
Fabricate and install doors, from aluminium section as AS 1866 (Aluminium and aluminium alloys –
Extruded rod, bar, solid and hollow shapes), of Australian Alloy B6063, temper designation T5, with a
powder coated finish or bronze anodized. Extruded framing members shall be a minimum size of 70
mm (measured overall including a boxed section of 45 mm) x 18 mm x 1.3 mm.
Joints are to be accurately machined and burred, corners smoothed, and mitred joints reinforced with
extruded or pressed metal splines of at least 3 mm thickness. All connections shall be rigid, double
fixed.
The bottom rails of all doors shall be drilled in two positions with minimum 6 mm drainage holes.
7.19.2 Fixings
Fixings shall be Monel rivets or stainless steel screws.
7.19.3 Installation Tolerances
The clearance between the strike plate and lock front plate shall not be greater than 3 mm for all
doors. The clearance between the door and the frame at the hinging points shall be no greater than 4
mm for all doors. Within the clearance, the door shall be installed so that it closes freely without the
need to depress the lock handles. At all other points on the jambs, the clearance shall be no greater
than 5 mm. The clearance at the sill and head only may exceed 5 mm to compensate for
irregularities in the door opening. The recess behind the striker plate shall be deep enough to allow
the lock bolt to be fully extended in the locked position, without interference.
7.19.4 Screen Wire and Safety Grille
Fit mesh, (Locker Group Restricted Vision 702DVA or equivalent) set with PVC or neoprene splines to
inward facing side or fix the mesh with a minimum of 2 fixings top and bottom and 6 fixings both sides
and fit a PVC or Neoprene bead over the edge of the mesh and into the retaining frame.
Over mesh provide an aluminium diamond shaped grille 83 mm x 68 mm x 7 mm thick in finish
matching the door frames and fitted symmetrically in retaining frame. Secure the grille into the frame
with a minimum of 2 fixings top and bottom and 6 fixings each side.
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7.19.5 Panel Doors
(i)
General
Panels shall be powder coated or bronze anodized to match door framing members.
The centre of the rear door intermediate rail shall be positioned at a height of 1020 mm
from the bottom.
(ii) Half panel doors
Half panel doors shall consist of solid panel at bottom grille and mesh as for a fly screen
door in the top. Bottom panels shall be of an approved aluminium profiled panel to match
the aluminium grille.
The panel shall be secured to the framing members with at least three fixings top and
bottom and two on each side of the panel. The centre rail which receives the bottom panel
and the upper safety grille and fly mesh shall be sealed on its top edge to prevent the
incursion of dust and water. Ensure that exposed ends or edges of grille insert are finished
neatly in the section.
(iii) Full panel doors
For full panelled doors fix the panel with 3 fixings top and bottom and 6 fixings up each
side.
7.19.6 Finish
Finish in a heat cured electrostatically sprayed powder coat of polyester powder in selected colour or
anodized aluminium to AS 1231 (Aluminium and aluminium alloys – Anodic oxidation coatings) to a
minimum coating thickness of 15 µm. Where powder coatings are used, all surfaces shall be
degreased before coating. The powder coating shall be a minimum of 40 µm and comply with AS
3715 (Metal finishing – Thermoset powder coating for architectural applications of aluminium and
aluminium alloys). Unless scheduled otherwise the colour of the powder coating shall be Notre Dame
Grey.
7.19.7 Hardware
Doors shall be fitted complete with 3 No. 75 mm x 30 mm narrow aluminium butt hinges, and a
pneumatic closer equal to Lockwood 403 or Doric DC 223 all colour matched to the door, and
including all matching screws.
Fit a Tasman Mark 3 screen door latch with the lock keyed alike to all screen doors on the unit.
Note:- For full height panel aluminium doors no closer is required.
7.19.8 Identification
Doors are to have the letters “SAHT” together with the house address engraved along the channel on
the front edge of the frame (lock side). The engraving shall be clearly legible and neatly executed
letters 10 mm high.
7.19.9 Repairs to Screen Doors
The screen door is to be repaired by repairing/replacing damaged parts of the door to maintain the
above standards.
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7.20
SECURITY SCREENS AND DOORS
Security screens and doors are to be manufactured from aluminium. All security screens, doors and
their locks and fixings shall be in accordance with AS 5039 (Security screen doors and security
window grilles). Doors shall have a type 1 security grille and a mesh to prevent insect entry. Windows
shall be Class D, have a type 1 security grille and a mesh to prevent insect entry. As a minimum use
mesh, Locker Group Restricted Vision 702DVA or equivalent set with PVC or neoprene splines to
inward facing side or fix the mesh with a minimum of 2 fixings top and bottom and 6 fixings both sides
and fit a PVC or Neoprene bead over the edge of the mesh and into the retaining frame. They shall
be tested in accordance with AS 5041 (Methods of test – Security screen doors and window grilles).
All screens including doors shall incorporate a mesh that has apertures no greater than the
meshes specified in 7.19 Aluminium Fly Screen Doors (Safety Doors)
Finish shall be as specified in 7.19 Aluminium Fly Screen Doors (Safety Doors)
The installation shall comply with AS 5040 (Installation of security screen doors and window grilles).
The installation instructions and the details of the required fixings shall be supplied in writing with the
door or window screen and it shall be installed as per those instructions.
Door locks shall, unless otherwise scoped, be openable from the inside with a turn knob, button or
lever without the use of a key and keyed alike externally with the other external doors of the house.
Security screens to windows shall, unless scoped otherwise, be hinged and be openable from the
inside without the use of a removable key.
7.20.1 Installation Tolerances
The clearance between the strike plate and lock front plate shall not be greater than 3 mm for all
doors / screens. The clearance between the door / screen and the frame at the hinging points shall
be no greater than 4 mm for all doors. Within the clearance, the door / screen shall be installed so
that it closes freely without the need to depress the lock handles. At all other points on the jambs, the
clearance shall be no greater than 5 mm. The clearance at the sill and head only may exceed 5 mm
to compensate for irregularities in the door / screen opening. The recess behind the striker plate shall
be deep enough to allow the lock bolt to be fully extended in the locked position, without interference.
7.21
DOOR FRAMES
7.21.1 External Door Frames
Except when otherwise detailed, external door frames shall be 140 mm x 42 mm with minimum 12
mm planted stops. Width of door stops is to suit 40 mm external doors and 20 mm Aluminium fly
screen doors.
Groove the back of jambs to allow the fitting of full height side flashings.
Timber Floor
Bottoms of jambs tenoned and secured to 140 mm x 42 mm kiln dried sill with rounded nosing
and slight outward weathering. Groove underside of sill and supply with 25 mm x 0.6 mm
galvanised strip steel water bar secured with galvanised clouts.
Over Concrete
Bottom of each jamb to be provided with two 12 mm diameter steel dowels for setting into
concrete. Keep jambs slightly clear of finished floor level.
MDF is NOT to be used for external door frames.
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7.21.2 Jamb Linings to Internal Walls
Jambs and head of door openings in framed walls shall be 32 mm thick Medium Density Fibre Board
or alternatively 35 mm thick timber. The width of timber linings shall be equal to the wall framing plus
sheet lining materials. For pressed metal door frames refer 14.3 Metal Door Frames.
House jambs into head and nail fix. Adequately, pack and fix jamb to wall. For new or replacement
jambs, the jambs and eaves to doors in wet areas are to be kept 5 mm clear of the finished floor level
and the gap sealed with a flexible sealant after the installation of the floor finish (usually tiles).
Provide 30 mm x 12 mm door stops for hinged doors.
For sliding doors, width of opening is to be 800 mm clear between jambs. Door head is to align with
standard hinged door head height. (Note:- Door width may vary for disability units).
7.21.3 Sliding Door Pelmet
To support the track and head board provide 19 mm thick door track fixing rail, securely fixed to the
wall.
Head board shall be a proprietary timber hinged pelmet unit.
7.21.4 Sundry Openings
Where openings without doors are shown on drawings, provide with jamb linings as for adjacent
doors, finished with architraves.
7.22
DOORS
7.22.1 Thickness
The nominal thickness, unless otherwise detailed shall be 40 mm for external doors and 35 mm for
internal doors.
7.22.2 Standard of Manufacture
Doors and door sets shall comply with the appropriate requirements of AS 2688 (Timber doors) and
AS 2689 (Timber doorsets), and AS 1905.1 (Components for the protection of openings in fireresistant walls – Fire-resistant doorsets) as appropriate. All doors shall be labelled with the name of
the manufacturer and the type of door e.g. interior hollow core. External doors must be classified by
the manufacturer as external doors.
7.22.3 Installation Tolerances
The clearance between the strike plate and lock front plate shall not be greater than 3 mm for all
doors. The clearance between the door and the frame at the hinging points shall be no greater than 4
mm for all doors. Within the clearance, the door shall be installed so that it closes freely without the
need to depress the lock handles. At all other points on the jambs, the clearance shall be no greater
than 5 mm. The clearance at the sill and head only may exceed 5 mm to compensate for
irregularities in the door opening. The recess behind the striker plate shall be deep enough to allow
the lock bolt to be fully extended in the locked position, without interference.
7.22.4 Types of doors
(i)
External hinged doors to houses must have a flat face with external skins of not less than 6 mm
in thickness or a patterned solid core entrance door. Either door shall not be less than 40 mm in
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overall thickness. Replacement external doors should be like for like in appearance to maintain
the appearance of the house.
(ii)
Half glass doors shall comply with AS 2688 (Timber doors)
(iii)
Internal flush doors shall comply with AS 2688 (Timber doors)
(iv)
Higher impact resistant Hollow Core Doors shall comply with AS 2688 (Timber doors) and have
external skins of 6 mm MDF.
(v)
Fire-resistant doorsets shall comply with AS 1905.1 (Components for the protection of openings
in fire-resistant walls – Fire resistant doorsets)
(vi)
Garage or carport doors shall comply with AS/NZS 4505 (Domestic garage doors)
(vii) Combination Doors (CombiDoor) shall be a solid core door with an opening glass panel and
mesh security grille all set in an aluminium frame, all similar as manufactured by Combion, or
equal approved. The aluminium frame, Amplimesh and fly wire shall be as for a safety door.
a) Fit an approved handle to the glass panel in a finish and colour to match the aluminium frame
and include a magnetic catch to keep the panel in the open position. Secure the panel
when closed using a 'Dalco' No.74B-50 mm SCH barrel bolt, or similar approved.
(viii) Full internal glass doors are to be framed up with 115 mm x 40 mm rebated stiles and head, and
190 mm x 40 mm rebated bottom rail, morticed, tenoned and double wedged.
a) Provide 190 mm x 40 mm intermediate rail or rail as shown, to height indicated. Where such
door occurs in a sidelight frame the glass line at top of rail shall align with glass line in
adjacent sidelight. Fit splayed beads as detailed, mitred at corners, to suit glazing.
(ix)
Doors to Walk up Flats
a) The entrance door to a flat from the foyer or stairwell shall be as follows:1
For 2 storey units 35 mm solid core
2
For 3 or more storeys a fire door rated at -/60/30
7.22.5 Hardware
(i)
General
Supply and fit all relevant hardware to match existing or as scheduled in Section 19
LOCKSMITH.
Make allowance at external doors for fitting of future safety doors.
Mount door furniture at height to match existing or at 1020 mm from bottom of door, unless
directed otherwise.
Furniture shall be matching throughout each house.
Deadlocks are generally a tenant alteration carried out by the tenant, however where
deadlocks are provided, the internal operation of the lock shall be by large snib and not a
remove-able key, unless the tenant signs or has signed a letter acknowledging that they
understand the risk of egress during a fire.
(ii)
External Doors, Solid Core Doors and Fire Doors
Hang with three 100 mm loose pin light narrow steel butt hinges. Where the door is a
replacement door use the existing locks if in good condition. If new locks are required they
shall be Lockwood 303 or Lockwood Single Cylinder Deadbolt 7106. Front and rear door
locks shall be keyed alike.
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Fit Raven door seals to all external doors. Seals are to be RP4 or RP4T combined with an
RP77.
Fit a Lockwood door viewer 160 CP DP to the front door at a height of 1500 mm above the
internal floor level.
(iii)
Internal Hinged Doors
Hang with two 85 mm loose pin steel butts. Reuse existing mortice latch and furniture or
replace with new to match existing.
(iv)
Internal Hinged Doors to Bathroom/Shower
Hinged as for an internal door with a mortice latch as for an internal door and an indicator
privacy latch.
(v)
Internal Sliding Doors
Sliding door track and fittings similar to Cowdroy Arrow or equal approved. Two per door 100
mm flush pulls.
(vi)
Doors to Toilet
Shall be modified to meet the requirements of the Building Code of Australia. Unless
scheduled otherwise the following shall apply:Where it is possible to reverse the swing of the door.
1. Remove existing door and make good.
2. Cut new hinge and door keeper checkouts, relocate door stop.
3. Fill the holes and cut outs with proprietary water resistant wood filler and sand smooth
and re-hang door.
4. Paint the door and door jambs and aves to match the rooms.
Where it is not possible to reverse the swing of the door;
1. Replace existing hinges with proprietary lift off hinges,
2. Door to be fitted with an indicator privacy latch and standard mortice latch;
3. Top of door to be cut down to allow door to be lifted off in the case of an emergency;
and
4. Replace or extend top door stop to cover the gap at the top of the door. Stop to
overlap the door by 5 mm.
5. Paint the door, door stop, and jambs to match the rooms.
(vii) Door Closers
Solid core and fire rated doors that, exit to a public space from a unit, e.g. flat to a stairway or,
are specified as fire resisting shall be fitted with a Lockwood 7724 door closer or equal
approved.
For door and lock hardware see Lock Schedule in Section 19 Locksmith
7.23
MOULDINGS
7.23.1 General
Mouldings shall be mitred or scribed at angles, and true and straight before fixing.
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MDF mouldings and linings shall be pre-primed. Do not use MDF where it may be exposed to
water.
Scribe as necessary to fit straight and tight against adjacent surfaces, after wall linings are flush
jointed and plasterwork is completed.
All timber mouldings fitted to wet areas are to be protected from moisture, particularly to cut ends at
the tiled floor and backs/edges against plasterboard wall linings.
7.23.2 Architraves
Provide architraves around all windows and door frames in a profile to match existing.
Architraves to doors shall finish at floor level and not penetrate into concrete or below tiles. Rebate
architraves to neatly cover junctions with wall tiles. Fixings shall be at 250 mm maximum centres.
7.23.3 Skirtings
Provide skirtings along floors to all exposed wall surfaces to match existing. Where the skirting does
not fully cover a gap between the floor and the wall provide a quarter round bead of sufficient size to
cover the gap by at least 10 mm.
Fit skirtings neatly against wall faces and flooring and fix to wall frames or plugs. Alternatively patent
steel pin fastenings may be used for fixing to masonry. All fixings shall be at 600 mm maximum
centres.
7.23.4 Beads
Provide beads with one aris removed and pencil rounded or match existing, to cover junctions with
adjacent surfaces of cupboards and other built in items where shown and as required.
7.23.5 Repairs to Mouldings
Where replacing part of a moulding the minimum length shall be 600 mm or the full length of that
section, whichever is the smaller and shall match the existing. Joins shall be mitred. The infill shall
be securely fixed.
7.24
CUPBOARDS GENERALLY
7.24.1 General
All boarding shall be 16 mm first grade double sided melamine board to AS/NZS 1859.3
(Reconstituted wood-based panels – Decorative overlaid wood panels), with matching edge strips to
be applied with hot melt adhesive by an edge banding machine. The cabinet interior shall be finished
in white melamine. All doors, drawer fronts, exposed ends including the ends each side of the stove,
island backs, filler and scribing pieces shall be in selected colour melamine. Finish the edges of all
doors, end panels and draws with a 2 mm thick fully adhered PVC strip.
Kitchen cupboards shall be built in accordance with AS/NZS 4386.1 (Domestic kitchen assemblies –
Kitchen units) and installed in accordance with AS/NZS 4386.2 (Domestic kitchen assemblies –
Installations)
Bench tops shall be 33 mm first grade High Moisture Resistant board. For apartments where only a
single drainer to the sink is required the top may be 25 mm thick. Cover bench tops with 0.7 mm
Australian made first grade laminated plastic, selected from the current range of colours and patterns
and fixed all over with adhesive to manufacturer’s recommendations. Edges are to be finished
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matching laminate or with a 2 mm thick fully adhered PVC strip or alternatively the top may have a
rounded edge and a post form laminate applied.
Where a bench top is extended over an Island Unit all protruding corners shall have a minimum of
150 mm radius or splay.
Line backs with 3.2 mm minimum thickness backing sheet coated one side with melamine to match
the internal cabinet finish. In a corner unit where the back supports a shelf and for island and
peninsular units the back shall be 16 mm melamine board.
Incorporate in all units a minimum 60 mm x 16 mm top fixing rail for the full length of the unit.
Additional fixing rails will be required for fixing at the middle of upright units and at the bottom of
overhead and upright units.
Fit two plastic stops to each door and drawer. Kick board size shall be 145 mm x 16 mm for bench
units and upright units shall be finished to match the cupboards. The kick boards shall be fixed to the
unit. All kick boards shall be scribed to the floor, walls and end panels as required.
For vanity units in bathrooms provide a masonry plinth with a tiled finish to support the unit and no
kick board or a water proof kick board. The height of the plinth shall be at least 100 mm.
7.24.2 Method of Assembling
All materials to be in permanent contact shall be suitably bonded. Units shall be assembled using
approved proprietary fixings. Modules shall be joined together using approved connectors. Where
bench tops abut they shall be secured using a minimum of three approved connectors.
Backs to be set in a groove on the two sides and staple fixed to the bottom shelf at a maximum 100
mm centres. The depth of the groove shall be a minimum of 5 mm and a maximum 8 mm and shall
be positioned 16 mm from the back of the cupboard.
Conceal stapling at exposed ends with rebated sides.
7.24.3 Protection
Adequately protect cupboard surfaces against deterioration of any kind during transport to the site,
secure all doors and drawers in an approved manner and protect finished surfaces at all times during
construction.
7.24.4 Bench Units
Module widths vary. Two doors are required for module widths over 600 mm. Doors to corner units
shall be provided with two hinged doors opening out of the corner providing unrestricted access to the
corner cupboard. A piano hinge is to be used between the two doors.
The overall dimensions shall be 600 mm deep by 900 mm high unless otherwise shown. Provide an
intermediate adjustable shelf to all bench Units, allowing an overall 100 mm minimum adjustment up
or down from centre of cupboard.
The intermediate shelf in a Corner Unit shall be in one piece, shelf to be fixed to 16 mm back.
Island units shall have a kick space to both sides with the end panel extending to the floor. Where a
bench top is extended over an Island Unit all protruding corners shall have a minimum of 150 mm
radius or splay.
If a space is left for a dishwasher or clear space for disability access is provided, the ends of the units
shall be finished with a finished end panel.
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Fit a stainless steel sink and drainer set. The sink shall be installed in an approved manner with all
fixings accessible to allow for the easy removal and replacement of the sink unit.
At the end of a Bench Unit where it abuts a wall, provide a minimum 20 mm wide scribing piece, to
align with the face of the doors and scribed to the wall, fixed to the end of the cupboard.
7.24.5 Servery Shelf
Where indicated install a 300 mm x 32 mm laminated bench top to match existing cupboards.
Rebate underside of shelf to receive 200 mm long x 25 mm wide x 5 mm thick flat steel brackets,
positioned at a maximum of 500 mm centres. Screw fix the plates to the top of the wall frame,
position the shelf and screw fix to brackets.
7.24.6 Overhead Units
The overall dimensions shall be 350-400 mm deep x 600 mm high. Provide an adjustable shelf to all
units.
7.24.7 Drawers
Include Drawer Units where indicated, comprising of four equal height drawers, 400 mm or 500 mm in
width, and having an overall nominal depth of 450-500 mm. All drawer sets shall consist of plastic
coated components. Drawer slides shall be all metal, plated or epoxy coated, with nylon rollers. The
top drawer of each set shall include a plastic cutlery tray.
7.24.8 Doors
Hang doors with adjustable hinges screwed to units using fully threaded screws designed for the
cupboard material.
For wardrobes and linen cupboards where sliding doors are detailed they shall be UZIT or equal
approved with an aluminium floor track, be constructed of at least 9 mm MDF with melamine on both
faces and shall have an aluminium frame which includes a handle and shall have an aluminium top
stabilizing channel, the aluminium shall be powder coated.
7.24.9 Wardrobes, Linen and Utility Cupboards
These cupboards shall be replaced in like for like sizes, where none exist see Minimum Storage
Space Schedule Appendix D Trade Detail Drawings.
For Linen Cupboards provide five equally spaced shelves, the top one fixed with the remainder being
fully adjustable.
To the utility Cupboard provide one fixed shelf near the top (1/5 of the height of the unit) only.
For wardrobes provide melamine shelf with appropriate stiffener(s) and supply a 19 mm chrome
plated brass tubular rail with chrome plated brass end supports and internal hangers.
Doors shall be full height of the cupboard with each door not exceeding 600 mm in width, except for
sliding doors, which can be up to 1200 mm wide, but shall allow access to at least 550 mm of the unit.
Where cupboards are built between walls provide 150 mm wide x 16 mm thick melamine board fixed
to both sides and the top of the unit, positioned flush with the front of the doors, to provide a finish for
an architrave. Exposed edges of the board shall be finished to match the doors. Where an exposed
end occurs, that end shall be a full height 16 mm panel.
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7.24.10
Repairs to Old Wardrobes & Linen Cupboards
These were framed up with 42 x 19 mm ladder frames with face framing of 35 x 19 mm securely
nailed and glued to ladder frames. Provide packing as required to fix frame into the opening provided.
New shelving of 19 mm melamine shall be provided throughout with appropriate stiffener(s), 1750 mm
above floor level with 90 x 19 mm rail under to take 19 mm chrome plated hanging rail.
Line the sides, back and top of wardrobes with 3 mm melamine fixed to outer face of frames.
Provide standard 420 x 2040 flush panel doors each hung to face frame with steel butt hinges.
Furnish each with selected furniture and one pair of magnetic catches.
Where drawers are to be replaced they shall comprise three equal height drawers, 400 mm or 500
mm in width, and having an overall nominal depth of 450-500 mm. All drawer sets shall consist of
plastic coated components. Drawer slides shall be all metal, plated or epoxy coated, with nylon
rollers.
7.24.11
Installation
Build in and firmly fix units in position to finish level and in the relation to adjacent surfaces intended.
Secure wall units at 600 mm maximum centres through fixing rails with recommended fasteners to
suit the type of wall to which the unit is to be fixed (e.g. wood screws, masonry anchors, and coach
bolts).
For other than Cottage Flats install overhead units 450 mm above bench tops. For Cottage Flats
only, install units 300 mm above bench tops.
For all bench units, seal between the underside of the tiles and the bench top with an approved
neutral, mould resisting, self-curing flexible sealant. When fixing to steel studwork ensure that the
studs have been reinforced to accept the fixings.
7.24.12
Hardware
Supply all hardware components as specified below. Fit and fix as convenient and to minimise
straining and damage during transport and installations.
(i)
Bench & Overhead Units
95º opening automatic locking spring loaded all metal hinges with three way adjustment - 2
per door.
(ii)
Linen & Utility Cupboard
As for (I) - 3 hinges per swing door.
(iii)
Door & Drawer Handles
Handle 15 mm diameter, 100 mm long Satin Chrome D-Pull, colour to match doors and
drawers.
7.25
HARDWARE
7.25.1 General Requirements
Unless otherwise stated exposed metal items shall be chromium plated/brass or be stainless steel.
Screws shall match the item to be fixed.
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Note that for new items (cupboards, doors etc.) hardware is to be removed before painting
backgrounds to which it is fixed. Replace after completion of paintwork.
Test all moving parts and ensure that locks, latches and other operative items are in sound working
conditions at time of Practical Completion.
7.25.2 Hardware in Wet Areas
Fix solidly and rigidly through the linings into backing timber, or timber nogging or special steel
reinforcement in steel framed walls, or to masonry and concrete with masonry anchors for grab rails
and plastic plugs for other items. Ensure that sufficient trimmers are provided before commencing to
install these items. Use stainless steel or c.p. on brass fixings only.
(i)
Toilet Roll Holder
One adjacent to each WC pan - EFCO 844 is deemed to comply.
(ii)
Towel Rails
Rail 19 mm diameter x 0.45 mm min. wall thickness stainless 301 or chromium plated
brass tubing, fixed with die-cast brackets. Rails over 900 mm long shall have a centre
pillar. Total rail length to be appropriate for the number of bedrooms using the bathroom
(450 mm per bedroom).
Shower Curtain Rail
Rail is to be 19 mm diam. x 0.45 mm min. wall thickness, stainless steel 301 or chrome
plated brass tubing. Secure rail with proprietary fixings at a height of 1850 mm above the
floor. Straight rail over 1200 mm requires a similar intermediate support.
(iii)
(iv)
Grab Rails
Grab rails are to be 32 mm in diameter and a min of 1.2 mm wall thickness and shall be
either stainless steel 304 or white powder coated ripple finish aluminium. The fixing
flanges shall allow for at least 4 mm x 6 mm diameter fixings. Use a fixing in every fixing
hole. Fixings to timber support trimmers shall be with stainless steel size 10 or larger
screws with at least 30 mm embedment into the timber. For fixing to masonry walls, use 6
mm stainless steel masonry anchors.
For occasions when the fixing point on the rails does not have an existing trimmer in the
wall provide a 90 mm x 35 mm H3 treated pinus rail with 2 size 12 screws per stud for the
full length of the room. This method can only be used for steel studwork where the
manufacturer of the steel stud can provide details of an appropriate screw fixing method.
Paint rail to match the wall.
Alternatively remove a section of the wall sheeting and provide a 140 mm x 45 mm timber
trimmer fixed to the studs with at least 3 size 10 screws. Reinstate linings, including paint
and tiles as appropriate, and screw the rail through the lining to the trimmer.
(v)
Hand held showers attached to grab rails and other disability modification items
e.g. back rest
Grab rails associated with hand held showers and other items designed for people with a
disability shall be fixed as for a grab rail. In some cases a towel rail may be installed that
is required to be able to be used as a grab rail. In such cases a complying grab rail shall
be installed as the towel rail.
7.25.3 Sundry Items
(i)
Door Stops
For all doors which can make contact with wall or other surfaces in a near 90º open
position, supply and fix approved rubber or plastic door stops, air cushion or equal
approved, fixed to the wall or floor and not the door.
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(ii)
House Numbers
Supply to the front entrance only of every house the postal address number in 75 mm high
solid plastic numerals, Standard Medium type, in black.
Fix the numerals with an approved adhesive, at a height between 1200 and 1500 above
floor level and on a wall visible from the street or common access area of a group site as
close as practicable to the front door.
(iii)
Short vertical grab rails
For short, less than 500 mm vertical grab rails installed next to the front door or at a single
internal step or as an assistance for an ambulant person next to a toilet the grab rails are
to be 32 mm in diameter and a min of 1.2 mm wall thickness and shall be either stainless
steel 304 or white powder coated ripple finish aluminium. Both fixing flanges shall allow
for at least 2 mm x 6 mm diameter fixings. Fixings to both flanges shall be not less than: • For timber studs at least 2 size 10 stainless steel screws;
• For masonry walls, use stainless steel masonry anchors or size 12 screws with plastic
plugs; and
• For steel studs 2 size 8 screws suitable for thin steel.
7.26
CABINETS
7.26.1 Bathroom Wall Cabinet
Supply and fix a bathroom cabinet with mirror doors in position detailed. The size of the unit will
depend on the available space. In general the largest unit that will fit is to be used. Cabinet to be
Kewco Uranus (380 mm high, 750 mm wide & 130 mm deep) or Kewco Comet (380 mm high, 620
mm wide & 130 mm deep) or Kewco Aries (450 mm high, 300 mm wide & 130 mm deep with a hinged
door) or equal approved.
The cabinet is to be surface mounted and securely screw fixed to the wall.
7.26.2 Laundry Wall Cabinet
Supply and fix a laundry cabinet with solid doors, in the position detailed.
Cabinet to be Kewco Space Saver Laundry Cabinet (Kewco SSLC) or equal approved.
The cabinet is to be surface mounted and securely screw fixed to the wall. Cabinet is 460 mm high
750 mm wide & 235 mm deep.
7.27
EXTERNAL GRAB RAILS
For disability modifications, supply and install to entrances as scheduled, 600 mm long (measured
centre to centre of fixing flange) grab rails fabricated out of 32 mm diam. x 1.2 mm min. wall
thickness, stainless steel 304 tubing with min 63 mm/max 75 mm diam. x 2 mm min. stainless steel
304 flanges with 3 mm x 6 mm holes per flange. Alternatively the rail and flanges can be ripple coat
powder coated aluminium.
Fix rigidly to masonry with a full number of ITW Buildex Tapcon No. 14 mm x 45 mm hexagon head
screws or equal approved. The clear space between the wall and the rail shall be between 50 mm –
60 mm.
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7.28
LETTER BOX
7.28.1 General
All letter boxes shall comply with the requirements of Australia Post.
Boxes are to be a minimum of 230 mm wide and 330 mm deep. The horizontal aperture for the mail
shall be a minimum of 230 mm wide and 30 mm high and a minimum of 130 mm above the internal
base. The vertical aperture for the mail shall be a minimum of 330 mm high and 30 mm wide and a
minimum of 40 mm above the internal base. Boxes are to allow for locking with a padlock or similar.
Single boxes are to be supported on and securely fixed to a pre finished 40 mm square steel tube.
Boxes and posts are to be the same prefinished colour.
Grouped boxes will be built in to the steel framework, brickwork/fencing as per schedule.
7.28.2 Installation
Allow to assemble and erect or to build in and including fixing of transfers as follows:
(i)
Single or grouped with column(s) set 600 mm into ground into 200 mm diameter holes
filled with concrete, well rammed and trowelled smooth at ground level for all columns.
The height above the finished ground/paving of the aperture shall be between 900 mm
and 1200 mm for single boxes and between 600 mm and 1600 mm for groups of boxes.
(ii)
Number transfers are to be supplied and fixed to the letter boxes. Numbers shall be 50
mm high and are to be fixed to front of all boxes, below the aperture, and in addition the
rear of each box in a group.
7.28.3 Repair of Group Letter Boxes
Repair hinges and fabric of letter boxes and replace any worn, damaged or missing numbers with
matching numbers.
7.29
CLOTHESLINES
7.29.1 General
Each house/unit is to have a metal clothes line with appropriate paving. Where space allows a rotary
clothes line is the clothes line preferred by the Principal.
All paving shall be arranged so that a minimum path area of 1000 mm wide is provided outside the
clothes line area for extenda lines and 600 mm for fold or paralines. For rotary lines a 1000 mm wide
path allowing full access to the winding mechanism from the perimeter paving is acceptable.
Clothes lines generally shall be located 1000 mm away from buildings, fences and trees.
Locate clothes lines to avoid being overshadowed by dwellings or existing trees
The following procedure will occur for the supply and installation of new or replacement clothes hoists.
7.29.2 Supply
In general replacement is to be the same size and type as existing.
Where no clothesline exists supply a rotary, extendable or folding type according to the table below.
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The following minimum lengths of lines are required
Number of Bedrooms
1
2
3
4
5
6 or more
Nominal length of line Required (Meters)
20
30
40
45
50
50
7.29.3 Installation
Generally excavate a 200 mm diameter by 750 mm deep hole and fill the bottom 150 mm with 12 mm
screenings. Set column(s) 600 mm into the ground. Surround with concrete not less than 200 mm in
diameter, well rammed and trowelled smooth with slightly domed finish at ground level. Where paving
covers the footing, the footing is to stop at the base of the paving. For extendable type units use 300
mm diameter holes.
Unless detailed otherwise extendable type lines shall be installed so that when extended they do not
obstruct the perimeter path. Mono style or single fold units shall be positioned so that they do not
obstruct the perimeter path. This will usually require these units to be post mounted.
The average height of lines from surrounding paving level shall be 1700 mm.
7.30
GABLE END LOUVRES
Where indicated on the Roof Plan and/or supply and install louvre vents, complete with insect
screens, constructed and built in as detailed.
7.31
REPAIRS TO STAIRS AND HANDRAILS
(a)
Staircase Construction
Replace damaged components of stair and balustrade with like for like fixed in a tradesperson
like manner.
(b)
Replacement Stairs
Replacement stairs are to comply with AS 1170.1 (Structural design actions – Permanent,
imposed and other actions) and AS 1720 (Timber structures – Design methods).
7.32
MAKING GOOD
Follow other trades and make good as necessary and as directed.
Check joinery in preparation for painting or staining and properly finish at junctions with other
surfaces.
Ease window sashes, doors and drawers; adjust and refit hinges, oil locks and adjust furniture as
required.
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7.33 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
7.33.1 Wall Framing: Delete Section 7.9 (Wall Framing) and substitute:
Wall Framing shall comply with the Development Act 1993 Minister’s Specification SA 78A see
Appendix H.
7.33.2 External Wall Cladding: Delete Section 7.15 (External Wall Cladding) and substitute:
7.33.2.1
General
Ensure all window door and frame flashings are installed correctly prior to fixing of cladding.
All external cladding shall be installed according to manufacturer’s recommendations.
Complete all corners with proprietary trims and flashings according to the manufacturer’s
installation instructions.
Always replace like for like with paint or color to match existing.
7.33.2.2
Materials
External Cladding shall be one of the following and must match existing in material and
color;
1) Custom Orb
Cover wall areas with Colobond SMP coated minimum 0.42 base metal thickness AM125
Zincalume G500 corrugated sheet steel, laid with 1.5 corrugations side laps. Installed
horizontal to walls to match existing colorbond or paint.
2) Scyon Linea 180 mm
Planks shall be supplied in a finish or painted to match existing.
Fix planks at each stud in accordance with manufacturer’s recommendations.
Provide PVC jointing strips to ends of planks and stagger joints as the work rises. For
external corners finish with a preformed ScyonTM AxentTM (cement composite) trim as
supplied by the manufacturer. To internal corners stop planks against a 25 mm x 25 mm
rough sawn timber batten fixed to studwork.
7.33.3 Windows: Additional to Sections 7.17 & 7.18 - Security Screens on Windows
See drawings in Appendix G Housing on Designated Aboriginal Lands Trade Detail Drawings.
a) Windows shall be fitted with security screens.
b) Where security screens are fitted to bedroom windows, and there is no external door to
the bedroom, the security screen to at least one openable sash shall be fitted with an
identified escape system.
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7.33.4 Doors: Delete Section 7.19 (Aluminium Flyscreen Doors), 7.20 (Security Screens &
Doors), 7.22.4 (Types of Doors), 7.25.3 (i) (Sundry Items, Door Stops) and substitute:
7.33.3.1
Types of Doors
ALL flush panel doors shall be 35 mm solid core flush panel doors manufactured in
accordance with AS 2688 (Timber Doors) . Solid core doors shall be of interior or exterior
quality, to suit the location of the door, with particle board or medium density fibre board
cores complying with the requirements set out in AS 2688 (Timber Doors).
7.33.3.2
Security Screen Doors
Hyland / Multifit Steel Security Doors available from: 17 Bennett Street Dandenong Victoria
3175; Phone: (03) 9706 9938 Fax: (03) 9706 9939
7.33.3.3
Door Stops & Draft seals
Door stops shall be Dalco floor mounted door stops with 3 point fixing.
7.33.4 Kitchens: In addition to 7.24 (Cupboards Generally) the following shall apply:
Internal fixtures such as cupboards and shelving should be moisture resistant (painted moisture
resistant medium density fibreboard, is acceptable). Bench tops in the kitchen should be stainless
steel for durability and ease of cleaning. Cupboard and shelf units should have an internal steel
frame.
Benchtop shall be stainless steel 1.2 mm thick top bonded with SikaForce 7110 L55 or AV510 Bostik
adhesive to 32 mm thick WP particleboard with safety fold and 100 mm stainless steel splashback.
See drawings in Appendix G Housing on Designated Aboriginal Lands Trade Detail Drawings.
7.33.5 Hardware in Wet Areas: In addition to 7.25.2 (Hardware in Wet Areas):
All bathroom grab and towel rails shall be stainless steel or white powder coated ripple finished
aluminium and 1200 x 32 mm in diameter.
Trimming shall be provided in showers, toilets and around hand basins as detailed in Appendix G
Housing on Designated Aboriginal Lands Trade Detail Drawings.
Where grab rail is secured to studwork use stainless steel raised head screws. Where grab rail is
secured to masonry, use masonry anchors fitted with acorn head nuts or other approved by the
Principal.
Shower seats shall be replaced like for like. Check fixings and substrates for damage prior to
replacement. Replace trimmings or patch damaged areas to ensure there is a solid and safe fixing for
the replacement seat. Where substrates are unable to support the replacement shower seat in the
same place, consult with the Principal about changing the location of the shower seat to the opposing
wall if possible.
For the installation of shower seats, hand basins and shower curtain rails see Appendix F Housing
on Designated Aboriginal Lands Trade Detail Drawings.
Bathroom and laundry wall cabinets shall be stainless steel and constructed as detailed. See
Appendix F Housing on Designated Aboriginal Lands Trade Detail Drawings.
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7.33.6 Letterboxes: Delete 7.28 (Letter Box) and substitute:
Letterboxes are not required in Housing on Designated Aboriginal Lands.
7.33.7 Clotheslines: Delete 7.29 (Clotheslines) and substitute:
Clotheslines are custom made. See detail drawings in Appendix F Housing on Designated
Aboriginal Lands Trade Detail Drawings.
7.33.8 Combustion Heaters
Combustion and or pot belly heaters shall be replaced like for like. These heaters shall be Nectre
Mark 1 with steel glazing panel, flat top plate with a 6 inch Australian Standard double cased stainless
steel flue kit with 1200 mm solid back and decromesh flue shield. These items shall be purchased
from Pecan Engineering 13 Acorn Road, Dry Creek, phone Adelaide 8349 8332.
8.
PLUMBING
8.1
PRELIMINARIES
8.1.1
Consultation with Other Trades
Consult with other trades and ensure that openings are left where necessary and that no vents, pipes,
fixings or other materials or fittings required to be installed as the work proceeds, are overlooked.
8.1.2
Notices and Fees
Notify the Water Industry or the Technical Regulator or SA Health in connection with the work, to
enable them to carry out inspections.
Pay any fees for the connection of water, sewer or septic tank installation.
8.1.3
Work to Always Apply
Unless otherwise directed remove any galvanised supply or waste pipework and all lead wastes.
These are to be replaced with materials as specified.
Where new outlet gas services are being installed, the new standpipe (riser) must be clearly labelled
with the property address onto a visible area of the standpipe using a permanent marker e.g. Artline
brand Black Permanent Marker or Uni-ball brand White Paint Marker. The label must be clearly
visible, easily read and contain the flat/unit number, street number, street name and suburb.
WARNING: APA will not install a gas meter to a new gas service until such time as the standpipe is
labelled.
8.1.4
In Ground Services
For details of trenching and reinstatement refer to Concrete Section 5 and Excavation and Filling
Section 4
The minimum depths measured from the surface (except where noted otherwise} to the top of the
pipe shall be:
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SERVICES
GROUND
DRIVEWAY
Storm water
Water (50 mm or less
diameter)
Water (greater than 50 mm
and Fire Mains)
Sewer
Telecom
Electricity
Gas
200 mm
225 mm
450 mm
300 mm
FLOOR OR PAVING (Distance
measured below bottom of floor
or paving)
50 mm
75 mm
750 mm
750 mm
750 mm
300 mm
300 mm
600 mm
450 mm
450 mm
600 mm
600 mm
600 mm
50 mm
300 mm
600 mm
450 mm
NOTE: - Where rock is encountered the depth of services shall be agreed with the Principals
Representative.
After excavation, clear trenches of sharp projections and place a bed of sand to lay the service to the
correct falls.
Where trenches pass through existing lawn areas the top 150 mm of the fill shall be clean topsoil.
Where trenches pass through existing garden areas, replace the disturbed garden or landscaping
materials to the satisfaction of the Principals representative (lawn, scoria, pine chips etc.).
8.2
STANDARD OF WORK
The installation of all hot and cold water services, sanitary wastes and drainage shall be carried out in
accordance with the Plumbing Code of Australia, AS 3500 (Plumbing and drainage set) and South
Australian Variations and/or Additional provisions. Where discrepancies occur between AS 3500
(Plumbing and drainage set) and the South Australian Variations and/or Additional Provisions to the
National Plumbing and Drainage Code AS 3500 (Plumbing and drainage set), the South Australian
Variations shall take precedence. Installation shall be to the approval of the Water Industry and the
Technical Regulator and where applicable SA Health.
Hot and cold water pipes are not to be laid under floor slabs on ground without the written approval of
the Principals Representative. Such approval will only be given when no other alternative exists.
Hot water installation shall be carried out by Plumbers registered for such work.
Submit copies of all relevant Certificates of Compliance to the Principals representative prior to the
Practical Completion of the Contract.
8.3
SERVICE WARRANTY
This shall apply when the plumbing is replaced.
The sanitary plumbing materials supplied by the Contractor, including their installation, and the
complete installation work of the cold and hot water services shall be warranted for a period of six
months, or the warranty period given by the manufacturer of the equipment, whichever is the greater,
from the date of Practical Completion of the building, and shall be serviced free of charge.
The service warranty does not cover the tap and float valve washers and blockage of shower outlets
by precipitate other than building materials. The warranty shall include blockage of any sanitary
drainage by building materials or testing equipment.
The warranty shall include the making good of all damage to the building caused by any fault in
installation or servicing, occurring at any time during the warranty period.
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8.4
WATER SERVICE
8.4.1
Materials
All materials and products used in the installation of hot and cold water services shall comply with the
relevant statutory requirements for authorisation.
Pipes and fittings for use in hot and cold water services may by any of the type listed in AS 3500.1
(Plumbing and drainage – Water services), subject to the limitations listed for the use of those types.
NOTE – Plastic materials such as PE-X or equivalent shall NOT be used where they will be subject to
direct sunlight.
8.4.2
Installation
Cold water services shall be installed in accordance with Section 5 (Installation of cold water services)
of AS 3500.1 (Plumbing and drainage – Water services) and South Australian Variations and/or
Additional provisions.
Above-ground and below-ground services shall be installed so:No potential safety hazard is created when in close proximity to other services, and
Access for maintenance and potential branch insertions is not impaired by the other services.
Where copper pipe work is installed below ground in corrosive areas and in all cases west of the
corrosion line marked on the SA Design Wind Speed for Housing Maps (DPTI - Planning division),
pipes shall be protected in accordance with AS 4809 (Copper pipe and fittings – Installation and
commissioning)
Below Ground services that cross over another service shall:• Cross at angle not less than 450;
•
Have vertical separation of 100 mm; and
•
Be suitably marked in accordance with AS/NZS 2648.1 (Underground marking tape – Nondetectable tape).
Hot water services shall be installed in accordance with Section 3 of AS 3500.4 (Plumbing and
drainage – Heated water services) and South Australian Variations and/or Additional provisions.
Where pipes are embedded in concrete or topping, wrap the pipes with a proprietary lagging to allow
for expansion.
The exposed sections of the outlet pipework from an external hot water unit shall be lagged with pipe
insulation.
All water service pipes above ground shall be retained in position by brackets, clips or hangers.
Pipework shall not bridge cavities. The fixings shall be of a compatible material to that of the
pipework, or lined to avoid contact with the pipework.
All fixings shall be spaced according to the table below. For fixings of other material refer to Table 5.2
of AS 3500.1 (Plumbing and drainage – Water services).
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8.4.3
Spacing of Fixings for Pipework
Nominal pipe size
DN10
DN15
DN16
DN18
DN20
DN22
DN25
DN32
Copper
1500 mm
1500 mm
1500 mm
1500 mm
2000 mm
2500 mm
uPVC/poly-butylene
horizontal pipes
vertical pipes
500 mm
600 mm
600 mm
600 mm
700 mm
700 mm
750 mm
850 mm
1000 mm
1200 mm
1200 mm
1200 mm
1400 mm
1400 mm
1500 mm
1700 mm
Note: Due to water pressure effects, additional brackets, clips or hangers may be necessary to
prevent movement.
8.4.4
Sizing of Pipework
The sizing of water service pipework in single residential premises, including branches to fittings from
the property services meter, shall be as shown in Table (e) below, providing:
(i)
the total number of fixtures served does not exceed the number listed below;
(ii)
the maximum lengths of the water service and branch pipes listed are not exceeded;
(iii)
the most disadvantaged fixture is not more than 10 metres above the water meter; and
(iv)
the maximum number of sanitary fixtures serviced shall not exceed:
a) one kitchen (kitchen sink and dishwashing machine);
b) one laundry (wash trough and washing machine);
c) one WC;
d) one bathroom (bath, washbasin, shower, WC and bidet);
e) one en-suite (washbasin, shower and WC);
f)
one hot water service;
g) two garden taps; and
h) one additional outlet.
Cold water services exceeding the limitations in this clause must be sized in accordance with AS
3500.1 (Plumbing and Drainage – Water services) Section 3 (Sizing of water services) and
appendices F and G (Types of backflow protection/Storage tanks-inflow and overflow), and South
Australian variations and/or additional provisions.
For pipe sizing purposes, a group of sanitary fixtures in one room may be considered as a single
fixture.
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8.4.5
Cold Water Service Pipe Sizing for each unit
Nominal pipe size
from water meter
20 mm main pipe
from external 20 mm service (2.4m/s)
18 mm branch
Max length
15 mm branch
10 m
from internal 20 mm service (1.6m/s)
18 mm branch
15 mm branch
10 m
10 m
Comments
60 m
10 m
to serve each garden tap
to serve two fixtures or two
group of fixtures
to service one fixture or one
group of fixtures
a group of fixtures
to serve one fixture only
Note: The above sizes are for copper tubing. For different materials refer to AS 3500.1
(Plumbing and drainage – water services) Table 2.2 for equivalent sizes.
8.4.6
Details for Connection to Recycled Water
8.4.6.1
General
Recycled water systems shall be installed using lilac pipes and fixtures as per AS 3500
(Plumbing and drainage set). Details of connections for both areas where the recycled
water exists and proposed are shown in Appendix D Trade Detail Drawings.
8.4.6.2
Rainwater tanks
For sites where recycled water is available or designed for future connection to recycled
water, rainwater tanks are still to be installed and the following details shall apply.
In this case the pipework from the tank into the toilets shall be in Lilac recycled water
pipework.
The tank is not to have a tap on it as the water in the tank is being topped up with recycled
water. The recycled supply pipe into the tank shall have a tap installed at least 1200 mm
above finished paving level as one of the garden watering taps installed with a permanent
handle.
Consideration is to be given for mounting the other garden watering tap at that height, but if
that is not practical and a normal brass standpipe is installed the taps with removable
handles are required to be installed.
Refer to Appendix D (Reclaimed Water Connection Details) Trades Detail Drawings for
site plan detail.
8.4.7
Pipework from Rainwater tank to Cistern
The pipework from the rainwater tank to the cistern shall be DN20. Any pipework exposed externally
shall be copper. The pipework from the ground to the tank connection points shall be run directly up
the tank support and securely fixed to the support. As this is a very low pressure system the only
allowable reduction in size (if required) is to allow connection to the cistern and shall occur in the
connection fitting of the cistern.
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8.4.8
Rainwater Tanks Pumped to House Fixtures
Where it is impractical to gravity feed the toilet from a rainwater tank e.g. 2 storey town house, a
pumped system using a pressure pump may be used. The pressure pump shall be sized to produce
no less than 20 litres per minute and be housed in a weather proof structure or be internal to the
tank(s). It shall come with a minimum of a 5 year guarantee. The pump shall be plugged into a
waterproof socket that is easily accessed.
Supply all necessary back flow prevention devices to meet the requirements of the Technical
Regulator, the Water Industry and the Australian Standards.
All pumped systems shall be installed with a “rain bank” or equivalent automatic switching device so
that in the event of the tank running low or the pump failing the toilets will be supplied with mains
water.
8.4.9
Cover to Pipework
Where water service pipework is laid below ground the minimum cover to the top of the pipe must be
not less than 300 mm under driveways, 225 mm in garden area and 75 mm under concrete paving.
For water services greater than 50 mm pipework is laid below ground the minimum cover to the top of
the pipe must be not less than 750 mm under driveways, garden areas and under paving.
8.4.10 Isolating Valves
Each house shall have a readily accessible isolating valve. In addition taps or stopcocks shall control
each appliance and the toilet cistern. Isolating valves shall be provided in accordance with Section 5
of AS 3500.1 (Plumbing and drainage – water services).
In the case of a cistern supplied from a rainwater tank, all valves shall be DN20 ball valves and a 20
mm chrome plate copper connection is to be supplied at the cistern.
Mixer taps are not required to have isolators.
8.4.11 Jointing
Jointing of cold water service pipework and connections to outlets and fittings must be in accordance
with Section 5 (Installation of cold water services) of AS 3500.1 (Plumbing and drainage – water
services) and comply with the pipe manufacturer’s specifications.
Jointing of hot water service pipework and connections to outlets and fittings must be in accordance
with Section 2 (Materials and products) of AS 3500.4 (Plumbing and drainage – heated water
services) and comply with the pipe manufacturer’s specifications.
8.4.12 Testing
All pipework shall be tested at the pressure and duration appropriate to the material and its
application, in accordance with AS 3500.1 (Plumbing and drainage – water services), and in
accordance with the manufacturer’s specifications.
The required set pressure of pressure control valves for water heaters shall be determined by the
manufacturer, and/or Section 4 (Installation of cold and heated water piping and controls) of AS
3500.4 (Plumbing and drainage – heated water services).
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8.4.13 Cross Connection Control and Backflow Prevention
All water supply systems shall be designed, installed and maintained to prevent contaminants from
being introduced into the potable water supply system. Cross connection and backflow prevention
shall be in accordance with Section 4 (Cross-connection control and backflow prevention) of AS
3500.1 (Plumbing and drainage – water services).
Where rainwater tanks are used to supply water to the cistern this shall be achieved by creating an air
gap by using an inlet valve in the tank above the outlet level (see detail drawing SK01-B).
8.4.14 Temperature Control for Hot Water Services
All units are to supply water at a minimum temperature of 60ºC. In general units are to be set onsite
by the installer to a temperature between 65ºC and 70ºC.
The minimum storage temperature for hot water shall be 60ºC. All new hot water installations shall
deliver hot water, not exceeding 50ºC at the outlet of all sanitary fixtures used primarily for personal
hygiene purposes (i.e. bathrooms and ensuites).
NOTE: - When replacing an existing HWS there is no requirement to install tempering valves. These
are only required when the complete hot water system (i.e. HWS and the pipework to the
bathroom) is replaced and are only to control the temperature of the hot water in the
bathroom(s).
8.4.15 Connection to Reticulated Site Services (Group Housing)
Connect each housing unit to the uPVC site water reticulated system with approved union connector,
at a point not less than 1800 mm from the external wall.
Run in DN20 pipework to a stop valve.
Where new stop valves are being installed they shall be on the outside of the rear wall.
Multi occupancy units shall be provided with a separate water service, with a stop valve for each unit,
located where directed.
Continue from stopcock in DN20 pipework to the external watering point and to the hot water service
stopcock.
8.4.16 Supply and Installation of Flow Meters on Group Sites ONLY
8.4.16.1
General Workmanship & Materials
The supply of flow meters shall comply with AS3565 (Meters for cold and heated drinking
water supplies – Technical Requirements) and installation shall be in accordance with
AS3500 (Plumbing and Drainage – Water Services).
All materials and products used in the installation of water meters shall comply with the
relevant statutory requirements for authorisation.
Incorrect installation may void the warranty of the meter.
The flow meter shall be installed at the mains water inlet or stop tap or isolating valve or
boundary cock to each dwelling. Such that it measures all water going to the dwelling.
Meters shall be located in a position that does not interfere with other existing services, and
is accessible for the purpose of future maintenance.
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Prior to all meters being installed the supply line to the meter must be flushed to remove
any debris.
All meters should be installed parallel to the ground so that the face of meter can be read
from above.
All meters must be flushed and tested to ensure adequate flow and that the meter is
registering when in use.
Refer to Appendix D Trades Detail Drawings for further installation requirements.
Provide the following information to the Principals representative;
1. The make and model of meter;
2. Housing SA serial number;
3. Cyble Unit number;
4. Reading;
5. Date of installation of the meter;
6. A time stamped digital photograph of the installation;
7. A declaration stating that the new meter has been tested for adequate flow
and that the meter is registering when in use.
8.4.16.2
Below Ground Meters
All below ground meters shall be installed within a recessed meter box.
All meters must be installed so that the top of the flow meter shall be no lower than 150 mm
from ground level. The minimum gap between the underside of the meter box lid and the
meter shall be 50 mm.
All meter boxes must be installed so that the lid of the box is flush with its surrounds and
does not create a tripping hazard. The meter box shall be supported by compacted fill.
Where the box is installed within paving or concrete, the paving and concrete shall be
reinstated to allow access to the meter box and finished in a trade like manner.
8.4.16.3
Above-Ground Meters
Must be installed with the centre line of the inlet valve at 150 mm – 200 mm above ground
level.
8.4.16.4
Replacement
Where existing flow meters are installed and the top of the flow meter is lower than 150 mm
from the ground level, riser pipes and compacted fill shall be inserted so that the top of the
replacement meter is no lower than 150 mm from ground level. The space left therein must
be filled with loose material compacted to satisfactorily support and protect the meter, the
pipework and the meter box. Fill must comply with Section 4. Excavation and Filling
added to the base of the installation to / protect the pipework that has been installed.
Where a meter has been replaced the contractor will record and provide the following
information about the replacement and old meter to the Principals representative;
1.
The make and model of meters;
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2.
Housing SA serial numbers;
3.
Cyble Unit numbers;
4.
Readings;
5.
Date of removal installation of the new meter;
6.
A time stamped digital photograph of the installation;
7. A declaration stating that the new meter has been tested for adequate flow and that the
meter is registering when in use.
8.4.17 External Watering Points
For all House Units, 2 external watering points, one at front and one at rear shall be provided
immediately adjacent to the perimeter paving.
Watering points shall consist of 2 No. 15 mm screw nosed bibcock’s on a 950 mm long 21 mm od x
15 mm bore extruded brass riser screwed into C x C x FI tee or C x FI elbow, extending 500 mm
above the finished ground level . The standpipe shall have a cross lug brazed onto base and be
surrounded with concrete 300 mm square x 150 mm deep.
For a domestic sink, provide a screw nosed bibcock and brass fitting with fixing lugs fixed to the wall
600 mm above paving level. This shall not be considered as one of the garden watering points.
8.5
INSTALLATION AND MAINTENANCE OF THERMOSTATIC MIXING VALVES
8.5.1
General
The Contractor is to advise the Principal of any new Thermostatic Mixing Valves or taps so that they
can be registered for scheduled maintenance.
The supply and installation of Thermostatic Mixing Valves shall be in accordance with AS 4032 (Set,
Water supply – Valves for the control of heated water supply temperatures), the Plumbing Code of
Australia, and the Manufacturer’s recommendations, and allow adequate access for future
adjustment, maintenance, repair or replacement.
Where Thermostatic Mixing Valves are being installed within facilities providing services to people
with disabilities, health care, aged and child care, the outlet temperature should be set at 45°C.
For general residential and commercial facilities the outlet temperature should be set at 50°
8.5.2
Workmanship
Once installed field-test the device in accordance with AS 4032.3 (Water supply – Valves for the
control of hot water supply temperatures – Requirements for field testing, maintenance or
replacement of thermostatic mixing valves, tempering valves and end of line temperature control
devices) to verify the performance of the valve in service.
Routine service and maintenance of the valves shall occur annually and be recorded in the relevant
log book.
Where the Thermostatic Mixing Valve is a new installation the Contractor must provide the following:
Full and comprehensive installation diagrams including the specification and positioning, if necessary,
of non-integral line strainers, cross-flow prevention devices (non-return valves) and isolating valves,
and pressure and temperature controls devices.
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Unless specifically instructed by the Principals representative in writing the valves shall be located as
close as possible to the fixtures and outlets they serve and in any case not more than 6 m from any
outlet or fixture.
Combined mixer taps with inbuilt Thermostatic Mixing Valves may be used in retrofit disability
modification situations. Enware SQX Sequential Thermostatic Mixer or equivalent is deemed to
comply.
8.5.3
Maintenance
Carry out maintenance as follows annually:
Check delivery water temperature.
Perform a thermal shut off test.
Check condition and operation of device, including:o
dismantle and clean thoroughly.
o
replace all O-rings.
o
lubricate components with high temperature silicone grease.
Remove the temperature control mechanism, wash it and pasteurise/decontaminate the valve and the
down-stream pipework and fixtures with water at 700 C for 6 minutes or with appropriate chlorine
solution.
Note: The rest of the TMV will be decontaminated as part of the hot or warm water system.
Undertake any additional service recommended by the manufacturer.
Record all results in log book.
8.6
BACKFLOW PREVENTION DEVICES
8.6.1
General
Supply, testing and installation of Backflow Prevention Devices shall be in accordance with AS 2845
(Set, Water Supply – Backflow prevention devices), AS/NZS 4020 (Testing of products for use in
contact with drinking water) the Plumbing Code of Australia and the manufacturer’s
recommendations.
When installing a new system allow adequate access for future adjustment, maintenance, repair or
replacement.
All back flow devices required by regulation to be “Testable” shall be tested annually.
SA Water have an encumbrance over these devices and will issue annual inspection requests to
SAHT.
8.6.2
Materials
Backflow prevention devices shall be selected based on the individual site pressure and flow
velocities, according to AS 2845 and designed to supply the level of protection required under the
Plumbing Code of Australia.
The parts used in the repair or maintenance of a device shall be equal to the manufacturer’s originally
supplied parts and be authorised by the manufacturer of the device.
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8.6.3
Testing and Maintenance
Ensure area containing the device is clear of obstructions and has easy access.
Check and test for correct operation.
Ensure all requirements of AS 2845 (Water Supply – Backflow prevention devices - set) are adhered
to.
Check all associated valves and connections for leaks.
Copies of test reports shall be retained by the tester and copies forwarded to the relevant authority
having jurisdiction and the Principals representative.
8.7
SITE FIRE SERVICES
8.7.1
Fire Mains
8.7.1.1 General
The Contractor will apply and pay for the Fire Service to the property boundary from the
Water Industry main and submit an application and reticulation plan to obtain authorisation
for the proposed Fire Service prior to the commencement of any work on the site unless it
has already been obtained.
The Contractor shall supply, install, commission and test the complete fire hydrant system
required to protect the proposed dwellings as outlined in AS 2419.1 (Fire hydrant
installations – System design, installation and commissioning) and on the design drawings.
The Contractor shall carry out the works in accordance with the requirements of AS 2032
(Installation of PVC pipe systems) and AS 3500.1 (Plumbing and drainage – Water
services) including variations specified by the Water Industry Act 2012, the Water Industry
and the relevant fire authority and the design drawings.
8.7.1.2 Construction
When repairing or for replacement of short sections of pipework, replace with like for like
material. For new sections or additions, or for new fire systems unless detailed otherwise
the Contractor is to supply and install 100 mm IPLEX Blue brute pipe or equal approved
UPVC pipe. (Class PN 16 or greater) complying with AS 4765 (Modified PVC (PVC-M) pipes for pressure applications) or 100 mm DICL pipes.
Pipes shall be laid in accordance with the manufacturer’s recommendations and AS 2566.2
(Buried flexible pipelines – Installation) complete with concrete thrust blocks, joints, tees,
bends and reducers as required.
However, irrespective of any manufacturer’s recommendations fire mains are to be laid at
least 750 mm below finished levels.
Bedding to pipework shall be an approved free running coarse sand compacted as
specified. Excavate adjacent to pipe sockets to allow the full length of the pipe barrel to
bear evenly on the compacted bed.
Do not commence backfilling until the work is inspected and passed.
Pipes shall be tested with water under mains pressure as soon as the thrust blocks have
reached full strength and there is sufficient fill (if any is required) to enable the pipes to be
pressure tested for at least 2 hours at 1700 kPa.
Backfill and compact the trenches to the underside of the finished pavement using suitable
and approved filling. Fill is to be placed in 100 mm layers, watered and compacted by three
passes of a vibrating roller, trench wacker or plate.
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8.7.1.3 Isolating Valve
For new fire mains install a single spring loaded check valve in the pipework system inside
and adjacent to the property boundary in an accessible position. The valve when loaded
shall be in the closed position.
There shall be no branches to other services prior to the check valve. The check valve is to
be installed in a chamber of adequate size to facilitate the changing or servicing of the
valve. The chamber and cover are to be designed for the proposed traffic conditions but as
a minimum it shall be capable of carrying light vehicular traffic
8.7.1.4
Fire Hydrant and Standpipe
Provide for double headed pillar hydrant(s) in a location(s) that complies with the
requirements detailed in AS 2419.1 (Fire hydrant installations – System design, installation
and commissioning) or as detailed on the drawings.
The hydrant standpipe shall be 100 mm NB galvanised “Heavy” steel pipe to AS 1074 (steel
tubes and tubulars for ordinary service), wrapped against corrosion below ground level
using “Denso” tape.
Outlets shall be SA Metropolitan Fire Service type 64 mm bronze globe valves with male
hose fitting and cap. Valve outlets are to face in the horizontal plane at a height of between
1000 mm and 1200 mm above finished ground level.
Paint the standpipe white, valves and caps Fire Brigade red in paints as specified in
Section 15 Painting.
8.8
HOT WATER UNITS
8.8.1
General
Hot water units will be supplied by the Hot Water Supply Contractor and installed by the MultiTrade Contractor. Unless the unit is specified by the Principal, the contractor will assess the
requirements and select the appropriate unit from the following tables. (Tables 1-6a)
Orders will be raised by the Maintenance centre to the Hot Water Unit Supply Contractor for
supply and to the Multi-trade contractor for the installation.
8.8.2
Supply of Hot Water Units
8.8.2.1
General
Water heaters are to be suitable for domestic application.
The units are to be delivered in a finish suitable for their application as follows: Zincalume® or galvanised finish for ceiling installation.
Painted finish (factory) for floor mounted units or wall mounted units (continuous flow).
A warranty is required on all water heaters as follows: i)
A full, free of cost, warranty including all options and accessories, against faulty
workmanship and materials, for a period not less than 12 months from the date of
installation.
ii)
The inner cylinder shall have a full free of cost labour and replacement warranty
for the first five (5) years.
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iii)
The supply contractor must allow for the installer or another accredited installer
to carry out warranty work at no cost to the Principal.
Warranty will begin from the day of first use. Installation dates of any new equipment
installed on properties owned by the Principal must be recorded on the invoice. If a Hot
Water unit is replaced during the warranty period details must be recorded on invoice prior
to payment.
8.8.3
Delivery
The supply of hot water units to the Principals contractors for the replacement of unserviceable units
is critical. Therefore, for metropolitan Adelaide, delivery is required to be within 24 hours for orders
placed prior to 12 noon and 36 hours for orders placed in the afternoon during business days. For
country South Australia delivery is required to be within 48 hours of the order being placed.
Hot water units which may have been ordered incorrectly or are damaged are required to be picked
up by the Supplier at their own expense within 48 hours.
Delivery shall comprise of the unloading of the goods from transport and placement within the
nominated, contractor’s compound, or the Principals dwelling (as required) with written verification of
receipt.
The Supplier is required to hold adequate range of stock at a South Australian location, in order to
ensure reliable service and to meet delivery timeframes.
Each hot water unit shall be solidly packed and moveable parts secured to prevent damage during
transit.
All Goods are to come with all relevant pressure relief valves, drip trays and installation and operating
instructions. All valves associated with the hot water unit, and its connection to water pipes, are to be
supplied to allow for replacement when the unit is replaced.
8.8.4
Data Plate
Each unit will be supplied with a data plate with the following details:
•
Manufacturers trade name.
•
Model No.
•
Serial Number.
•
Warnings of any kind.
•
Storage Capacity.
•
Day/month/year of manufacture.
•
Maximum rated energy input/output and efficiency ratings, in kilowatts or megajoules per hour.
8.8.5
Special Anodes
Anode selection and supply shall be made in accordance with the manufacturer’s recommendations,
and in the absence of such recommendations shall be:
• In areas where the drinking water supplied has levels of Total Dissolved Solids over
400mg/L (as measured and reported by the SA Water Drinking Water Quality Report) an
Aluminium sacrificial anode (Aluminium A5) will be used.
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• In areas where the drinking water supplied has levels of Total Dissolved Solids between 50
and 400mg/L (as measured and reported by the SA Water Drinking Water Quality Report) a
Magnesium sacrificial anode (Magnesium M2) will be used.
8.8.6
2.4 kW Element Exchange
Suppliers of electric boosted hot water services have been advised that the Principal has instructed
the installers of hot water services that where Klixon Circuit Breakers are fitted they are to replace the
existing 3.6 kW elements with 2.4 kW elements. Suppliers are expected to provide an exchange
service where this occurs.
The Thermostatic control of all storage heaters shall be such that it will cycle through a temperature of
a minimum of 60°C in a 24-hour period.
8.8.7
Replacement of Hot Water Units
To meet legislative requirements hot water units shall be replaced in accordance with the following
tables.
Replacement Guide Gas Water Units Class 1 (non walk –up flats) TABLE 1
EXISTING HWU
REPLACEMENT HWU
FEED TANK IN CEILING
1.
GAS STORAGE RATED 5 STAR OR ABOVE
2.
INSTANTANEOUS 5 star or above EXT
LOW PRESSURE:
3.
GAS STORAGE RATED 5 STAR OR ABOVE
IN WALL BOX
FLOOR MOUNTED
BRACKET MOUNTED
4.
INSTANTANEOUS 5 star or above EXT
INSTANTANEOUS EXT.
1.
INSTANTANEOUS 5 star or above EXT
INSTANTANEOUS INT.
1.
INSTANTANEOUS 5 star or above EXT
MAINS PRESSURE INT.
1.
GAS STORAGE RATED 5 STAR OR ABOVE EXT
MAINS PRESSURE EXT.
1.
GAS STORAGE RATED 5 STAR OR ABOVE EXT
LOW PRESSURE CEILING
1.
INSTANTANEOUS 5 star or above EXT
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Replacement Guide Electric Water Units – Class 1 (non-walk up flats) TABLE 2
EXISTING HWU
REPLACEMENT HWU
FEED TANK IN CEILING
1.
MAINS PRESSURE Electric External
MAINS PRESSURE INT.
1.
MAINS PRESSURE Electric External
Larger than 250L capacity
1.
MAINS PRESSURE SOLAR ELECTRIC
MAINS PRESSURE EXT. (non-heat pump or solar)
2.
HEAT PUMP
250L or smaller
•
MAINS PRESSURE Electric External
1.
MAINS PRESSURE Electric
1.
MAINS PRESSURE Electric External
MAINS PRESSURE EXT. (non-heat pump or solar)
LOW PRESSURE FLOOR
OR BRACKET MOUNTED
LOW PRESSURE CEILING
Note 1: For a standard replacement the first preference is to install solar Hi-Line (roof mounted close
coupled).
Note 2: Where orientation to maximize solar capture is not available, heat pumps should be installed
provided location is suitable (relating to noise).
Note 3: The Waterworks Direction states that a “standard replacement” is a situation where the water
heater to be replaced is located:
a. Out of the main part of the dwelling and its roof space, or in a shed or garage and,
b. At least 3 metres from all windows and doors of all class1A or class1B buildings located on
adjoining properties.
Adjoining property is any adjoining residential unit whether or not a legal boundary separates the units.
The Step guide on WWW.SA.GOV.AU/ENERGY/WATER heaters shall be used if any doubt exists.
Replacement Guide Solar Hot Water Units TABLE 3
EXISTING HWU
REPLACEMENT HWU
FLOOR MOUNTED UNIT WITH ROOF PANELS
1.
LIKE FOR LIKE
ROOF MOUNTED (close coupled) TANK & PANELS
1.
LIKE FOR LIKE
Replacement Guide Electric Heat Pump Hot Water Units TABLE 4
EXISTING HWU
HEAT PUMP
REPLACEMENT HWU
1.
LIKE FOR LIKE
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Replacement Guide for Storage Units – Multi storey flats non Class 1 TABLE 5
EXISTING HWU
REPLACEMENT HWU
ELECTRIC STORAGE
1.
LIKE FOR LIKE
Gas storage
2.
Instantaneous
3.
Like for like
4.
Like for like
Gas Instantaneous
Unless otherwise specified hot water units are to be replaced like for like, in size or the nearest
equivalent from the makes and models available through the ‘Hot Water Unit Supply’ contract.
The Installation Contractor will determine the type of hot water unit required and select the model from
table 6 a & b below and advise the maintenance centre (telephone 131 288 or 1300 720 127) to
arrange delivery, providing the following details; property address, type of hot water unit required and
delivery address.
After installation, the installation contractor will complete the warranty form, certificate of compliance
and return this documentation to the Accounts Payable with their invoice.
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TABLE 6 a For Houses or Flats
Size of
house
1 Bedroom
2 Bedroom
(nonFamily)
2 Bedroom
(Family)
3 Bedroom
4 Bedroom
5 Bedroom
6 Bedroom
Gas
Storage 5
Star
Gas Lo line
Solar
Gas Hi Line Solar
Electric Hi Line
Solar
Heat Pump
Electric Lo Line
Solar
Rheem
Premier
596/160/1T
Rheem Premier
Solar
52H180K/1S-G
(180L)
Rheem Premier
Solar 52H180K/1S
(180L)
or
Solarhart HWU
181/SP24
Rheem Mpi-325L
H/Pump 551/325/07
or Dux Airo-Heat
Sub Zero 250L
H/Pump 1303700
Rheem Premier
Solar L/L
591/270/2S
(270 L) Glycol
Rheem 12L C/Flow 60
Deg 874612
Everhot 272
5.3* 135L
(1303571)
Rheem Premier
Solar 52H180K/1S
(180L)
or
Solarhart HWU
181/SP24
Rheem Mpi-325L
H/Pump 551/325/07
or Dux Airo-Heat
Sub Zero 250L
H/Pump 1303700
Rheem Premier
Solar L/L
591270/2S
(270 L) Glycol
Rheem Metro C/Flow 16L
60 Deg (874E16) or
Thermann 16L C/Flow
60Deg (9504101) or
Rinnai Builders B16
C/Flow 60 Deg (1301376)
Everhot 272
5.3* 135L
(1303571)
Rheem Metro 24L C/Flow
60 Deg (871E24)
Everhot 272
5.3* 135L
(1303571)
Rheem
(491250) 250L
or Everhot SE
250L (1303565)
Rheem Metro 24L C/Flow
60 Deg (871E24)
Everhot 272
5.3* 135L
(1303571)
Not suitable
for houses
Rheem 27L C/Flow 60
Deg (874627) or
Thermann 26L C/Flow 60
Deg (9504109)
Stellar
850/330
130L
(850330)
Not suitable
for houses
Rheem 27L C/Flow 60
Deg (874627) or
Thermann 26L C/Flow 60
Deg (9504109)
Stellar
850/360
160L
(850360)
Not suitable
for houses
Rheem
Premier
596/160/1T
Rheem
Premier Solar
L/L
596/270/2S
(270L)
Rheem
Premier Solar
L/L
596/270/2S
(270L)
Rheem
Premier Solar
L/L
596/270/2S
(270L)
Rheem
Premier Solar
L/L
596/270/2S
(270L)
Rheem Premier
Solar
52H180K/1S-G
(180L)
Rheem Premium
Solar
52H180K/1S-G
(180L)
Rheem Premier
Solar
52H300K/2S-G
(300L)
Rheem Premier
Solar
52H300K/2S-G
(300L)
Rheem Premier
Solar
52H300K/2S-G
(300L)
Rheem Premier
Solar 52H300K/2S
(300L-Opt) or
Solarhart HWU
302/SP36T (OPT)
Rheem Premier
Solar 52H300K/2S
(300L-Opt) or
Solarhart HWU
302/SP36T (OPT)
Rheem Premier
Solar 52H300K/2S
(300L-Opt) or
Solarhart HWU
302/SP36T (OPT)
Rheem Premier
Solar 52H300K/2S
(300L-Opt) or
Solarhart HWU
302/SP36T (OPT)
Rheem Mpi-325L
H/Pump 551/325/07
or Dux Airo-Heat
Sub Zero 250L
H/Pump 1303700
Rheem Hdi-310
H/Pump 310L
551/310/07
Rheem Hdi-310
H/Pump 310L
551/310/07
Rheem Hdi-310
H/Pump 310L
551/310/07
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
Rheem Premier
Solar L/L
511/325/2NPT
(325L) Water
Circulating
Rheem Premier
Solar L/L
511/410/3NPT
(410L) Water
Circulating
Rheem Premier
Solar L/L
511/410/3NPT
(410L) Water
Circulating
Rheem Premier
Solar L/L
511/410/3NPT
(410L) Water
Circulating
Gas Continuous flow
140
Electric
Storage Units
Rheem 191/050
or if J Tariff
(off peak)
exists Rheem
191/125 Ext
125L
Rheem 191/080
or if J Tariff
(off peak)
exists Everhot
160L (1303564)
or Rheem
191/160 160L
TABLE 6 b For Flats and Non-Standard Change Overs
Size of Flat
Electric Storage
1 Bedroom
Rheem 191/050 or if (off peak) J tariff exists Rheem
191/125 125L
2 Bedroom Flat
Rheem 191/080 or if (off peak) J tariff exits Everhot
(1303564) 160L or Rheem 191/160 160L
3 Bedroom
Rheem (491250) 250L or Everhot SE (1303565) 250L
4 Bedroom
Rheem 191/315/315L
More than 4
Bedrooms
Rheem 191/400 SE/400L
8.8.8
Installation of Hot Water Units
8.8.8.1 General
Hot water units shall be installed in accordance with AS 3500.4 (Plumbing and drainage –
Heated Water Services) and South Australian Variations and/or Additional provisions.
The following shall apply to all installations:
1) The Multi-Trades Contractor is to allow to wire from the isolator to the hot water unit, to
plumb the water from the stop cock and to connect the gas to a capped pipe;
2) The Multi-Trades Contractor is to allow for pressure relief valves and plumb the
overflows to the tundish, gully or yard sink;
3) After installation, the installer is to complete the warranty form and return it to the
Maintenance Centre along with the certificate(s) of compliance.
When replacing a hot water unit the old unit and any redundant pipework shall be
removed from site;
4) All hot water units supply water at a minimum temperature of 60OC. In general units
are to be set onsite by the installer to a temperature between 65OC and 70OC and have
the capability to be raised to at least 70OC by a plumber trained by the manufacturer.
In particular units used on sites where thermostatic mixing valves are to be installed
need to run at 70OC, or for continuous flow units be able to be adjusted by the plumber
to 70OC, to enable sterilizing of the system.
The following shall apply to installations where a ceiling mounted unit is replaced with an
external unit:
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
141
1) The Multi-Trades Contractor is to wire, with all necessary isolators, from either a
junction box in the ceiling or from the load centre to the isolator for the external unit and
from the isolator to the hot water unit;
2) Plumb the cold water from either the roof location to the unit or the water pipework in
the house to the stop cock and from there to the unit;
3) Plumb the hot water from the unit and connect either to the plumbing in the roof or
connect to the pipework within the house;
4) For an external gas hot water unit connect the gas to the gas pipework in the house
with all necessary isolators;
5) The Multi-Trades Contractor is to allow for pressure relief valves and plumb the
overflows to the tundish, gully or yard sink;
6) After installation, the installer is to complete the warranty form and return it to the
Maintenance Centre along with the certificate(s) of compliance.
The following shall apply to installations where an external electric powered unit is changed
over to a gas unit:1) The Multi-Trades Contractor is to remove the isolator from the load centre and
disconnect the cable. If the gas unit requires a power point reuse the cable and
install a power point and isolator on the load centre as a separate power circuit;
2) Plumb the cold water from the stop cock to the new unit;
3) Plumb the hot water from the unit to the existing pipework;
4) Connect the gas to the gas pipework in the house with all necessary isolators;
5) The Multi-Trades Contractor is to allow for pressure relief valves and plumb the
overflows to the tundish, gully or yard sink;
6) After installation, the installer is to complete the warranty form and return it to the
Maintenance Centre along with the certificate(s) of compliance;
7) Gas supply pipes shall be tested and certified on completion.
The following shall apply to installations where an external electric storage unit is changed
over to a Heat Pump unit: For external Heat Pumps the unit with a vertical air discharge may be used provided there is
a minimum clearance of 500 mm from the top of the unit to the eaves or any other structure.
1) The Multi-Trade Contractor is to remove the isolator from the J tariff load centre
and connect it to the M tariff;
2) Plumb the cold water from the stop cock to the new unit;
3) Plumb the hot water from the unit to the existing pipework;
4) The Multi-Trade Contractor is to allow for pressure relief valves and plumb the
overflows to the tundish, gully or yard sink.
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
142
5) After installation, the installer is to complete the warranty form and return it to the
Maintenance Centre along with the certificate(s) of compliance;
8.8.8.2 Workmanship
(i)
Tempering Valves
The hot water unit will not supply tempered water and it is the responsibility of the
contractor to supply and install a tempering valve.
For new or major upgrades it is the responsibility of the contractor to supply and install a
tempering valve. No tempering valve is to be supplied for replacement units. These are
only required when the complete hot water system (i.e. HWU and the pipework to the
bathroom) is replaced and are only to control the temperature of the hot water in the
bathroom(s). They are also required when a solar hot water unit replaces a gas or electric
unit and in this case all the outlets in the house are to be protected.
The thermostatic control of all storage heaters shall be such that it will cycle through a
temperature of 60oC in a 24-hour period
The hot water reticulation system shall be separated such that a tempering valve is installed
to supply only the ablution taps in the bathroom and ensuite, where required, with tempered
water at 50oC. All other hot water taps (kitchen and laundry) are to be supplied with hot
water direct from the hot water unit. The tempering valve shall be located as close as
possible to the bathroom outlets but in a location where it can be easily maintained or
replaced.
Where replacing a hot water unit with an existing tempering valve check it is performing
correctly and replace if necessary along with the pipework and insulated valve.
For Class 1b or 3 (as defined by the Building Code of Australia) dwellings with solar Hot
Water Units Tempering Valves must be installed to service all NON hygiene outlets i.e.
kitchen, laundry. For properties housing aged, children or people with a disability
Thermostatic Mixing valves must be installed to service ALL hygiene based outlets i.e.
baths, wash basins, showers. For properties housing other people e.g. adult homeless
Tempering Valves are to be used on hygiene based outlets.
ALL Thermostatic Mixing Valves and Tempering Valves shall be installed as close as
practically possible to the Hot Water outlets they protect and not more than 6 metres from
the further most outlet.
(ii) Hot Water Pipe Insulation
Hot water pipes shall be insulated in accordance with AS 3500 (Plumbing and drainage set)
and the BCA. The absolute minimum closed cell polymer insulation shall be 13 mm thick,
unless the standard requires more insulation, and shall be UV stabilised or protected. The
extent is given in section 8 of AS 3500.4 (Plumbing and drainage – heated water services).
Armacell Armaflex DuoSolar or Thermobreak are deemed to comply.
All pipe work carrying hot water to the building is to be insulated according to the tables
provided below:
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
143
TABLE 8.1
MINIMUM THERMAL INSULATION—PIPING ASSOCIATED
WITH STORAGE WATER HEATERS
Pipes
Valves
Internal
Locations
All climate
regions
0.3
0.2
External Locations
Climate region A
Climate Region B
0.3
0.2
0.6
0.2
NOTES:
1 An external location of a building is an unenclosed area and includes—
(a) An open sub-floor area of a building; and
(b) The area of a building located under an open veranda or carport.
2 The total R-values in Table 8.1 may be achieved for most heated water piping materials
by using the following insulation:
(a) 9 mm of closed cell polymer, R = 0.2
(b) 13 mm of closed cell polymer, R = 0.3
(c) 25 mm of closed cell polymer, R = 0.6
(d) 38 mm of closed cell polymer, R = 1.0
3 Where the length of the piping to or from the water heater is exposed in an external
location for more than 1 m, the minimum thermal insulation in Region ‘C’ shall be R
1.0.
TABLE 8.2
MINIMUM THERMAL INSULATION—HEATED WATER PIPING
System
Location of piping to be insulated
Noncirculating
heated
water
piping
All heated water piping that is buried or is
within a conduit encased within a concrete
floor slab
All external piping from the water heater
to the primary kitchen sink
All external piping with trace heating,
including 500 mm along any branch off
the trace-heated line
All internal piping with trace heating,
including 500 mm along any branch off
the trace-heated line
All heated water piping that is buried or is
within a conduit encased within a concrete
floor slab (except for piping that is part of
a floor heating system)
All external flow and return piping,
including 500 mm along any branch from
the flow and return piping
All internal flow and return piping,
including 500 mm along any branch from
the flow and return piping
Circulating
heated
water
piping
Minimum total R-values
Climate
Climate
Region A Region B
0.3
0.3
0.3
0.6
0.3
0.6
0.3
0.3
0.3
0.3
0.3
0.6
0.3
0.3
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
144
NOTES:
1 An external location of a building is an unenclosed area and includes —
(a) An open sub-floor area of a building; and
(b) The area of a building located under an open veranda or carport, or the like.
2 The total R-values in Table 8.2 may be achieved for most heated water piping materials
by using the following insulation:
(a) 13 mm of closed cell polymer, R = 0.3
(b) 25 mm of closed cell polymer, R = 0.6
(c) 38 mm of closed cell polymer, R = 1.0
3 Total R-values for insulation materials are calculated using the following:
(a) R-value: the thermal resistance (m2.K/W) of a component calculated by dividing
its thickness by its thermal conductivity.
(b) Total R-value: the sum of the R-values of the individual component layers in a
composite element including the air space and associated surface
resistances.
4 Circulating heated water piping includes piping on solar water heating systems.
(Source: AS/NZS 3500.4:2003 p81)
(iii) Water Pressure
Where the local water pressure exceeds 500 Kpa or the maximum pressure as
recommended by the manufacturer for a hot water unit, whichever is the lesser, supply and
install a pressure reduction valve applicable for the type of hot water unit supplied.
For mains pressure units fit the required pressure relief valves to both the cold and hot
water. When replacing a unit all pressure relief valves and the pressure reduction valve, if
required, are to be replaced.
Floor or pavement mounted units will be supplied as mains pressure models, without
overflow pipes or trays. The pipework from the pressure relief valves is to be installed
neatly and where the distance to the waste discharge point exceeds 300 mm shall be
securely fixed to the wall.
(iv) Securing and Placement
Install and securely fix floor, wall or ceiling supported hot water unit including the discharge
of overflows from unit.
All external floor, or pavement, mounted Hot Water Units shall be mounted on a suitably
sized, 40 mm thick, level concrete paving slab. The concrete paving slab shall be a
minimum of 15 mm larger than the hot water unit and a maximum of 100 mm larger than
the hot water unit, at the shortest distance between the edge of the hot water unit and the
edge of the concrete paving slab. The projection to the front of the hot water unit should be
kept as near to the minimum size as is possible.
Where suitable, it is permissible to use a round concrete paving slab.
Where positioned on solid paving, the concrete paving slab is to be levelled on a bed of
cement mortar.
Where there is no pre-existing level solid sub-base, the concrete paving slab is to be
levelled on filling sand compacted to a minimum thickness of 40 mm.
Where the base of the Hot Water Unit requires ventilation install a BAYTAK ventilation base
or similar on top of the concrete paving slab.
Where pipes are required to pass through the roof they shall be separated from the roof
with a grommet and they shall be sealed to the roof with a “Dektite” or similar device.
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
145
(v) Pipes and Fittings
Make connection to hot water unit outlet with barrel union and use compression fittings or
capillary fittings throughout conforming to the requirements of AS3500 (Plumbing and
drainage set). This excludes Kingco type joints unless the tubing is expanded to form a
mechanical lock (croixing). Install all pipes and fittings as per the manufacturer’s
instructions.
Where the contractor is replacing an existing hot water unit and is able to utilise the existing
pipework he is to ensure that the pipework complies with the current legislation, e.g. outlets
to domestic sink finishes 25 mm above highest level of the domestic sink, all pipework is
suitably clipped.
All brass fittings shall be dezincification resistant.
All ball valves shall be of brass and shall have a brass plunger, brass seat and orifice.
Where a 16 litre gas continuous flow hot water unit is being upgraded to 20 or 24 litres
there is no need to upgrade the cold water inlet pipe.
(vi) Termination points
The following are the specifications for the terminations of the builder (these are the
termination points used by a new build builder and apply specifically to installation in new
build). In all cases a threaded termination with cap is to be supplied and the pipes on the
wall of the house shall be a brass thread positioned to allow the installed unit to connect
without cutting pipework.
(vii) Completion
Ensure that the Hot Water System is completely filled with water before connection to the
electrical or gas supply is made.
Test connections to the system for leaks. The cold supply line must be additionally strutted
if any vibration is apparent.
After installation, the installer is to complete the warranty form and return to the
Maintenance Centre along with the certificate(s) of compliance.
8.8.9
Installation of Hot Water Units in new Properties
In new properties the builder will have installed the following and the installation contractor is required
to install from the termination points identified for the particular unit.
The builder or the Principals representative will supply the information on the unit to the contractor so
that the correct unit can be ordered from the Maintenance Centre Phone Room (telephone 131 288 or
1300 720 127).
8.8.9.1 Gas Continuous flow
•
On the wall suitably located for the Hot Water Unit;
•
The hot water pipe for the house capped;
•
A gas pipe with an isolating valve and screw on sealed cap;
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
146
•
A capped cold water supply, including the isolator, non-return valve and
overflow/condensate line plumbed to the gully or tundish, as required for the hot water
unit;
•
Weather proof electric isolator(s) as required for the model selected
•
And in the paving adjacent to the unit;
•
A tundish or a gully connected to the sewer for the pressure relief water.
8.8.9.2 Gas Storage unit
•
On the wall suitably located for the Hot Water Unit;
•
The hot water pipe for the house capped;
•
A gas pipe with an isolating valve and screw on sealed cap;
•
A capped cold water supply, including the isolator, non-return valve and pressure relief
valve with relief pipe plumbed to the gully or tundish, as required for the hot water unit;
•
Weather proof electric isolator if required for the model selected
•
And in the paving adjacent to the unit;
•
A tundish or a gully connected to the sewer for the pressure relief water.
8.8.9.3 Gas Boosted Solar Lo Line
•
Two (2) insulated pipes from the position of the ground mounted tank up the wall into
the ceiling space and through the roof located to suit the proposed unit. Both ends of
the pipes to be capped;
•
And securely fixed on the wall suitably located for the ground unit;
•
A capped cold water supply including the isolator, non-return valve and pressure relief
valve with relief pipe plumbed to the gully or tundish, as required for the hot water unit;
•
A hot water pipe for the house, capped;
•
A gas pipe with an isolating valve and screw on sealed cap;
•
Weather proof electric isolator(s) as required for the model selected and conduit for
electrical connection between the sections of the unit.
•
And in the paving adjacent to the unit;
•
A tundish or a gully connected to the sewer for the pressure relief water.
8.8.9.4 Gas Boosted Solar Hi Line
•
One (1) insulated pipe from the position of the wall mounted boosting unit up the wall
into the ceiling space and through the roof located to suit the proposed unit. Both ends
of the pipe to be capped;
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
147
•
A pressure relief pipe from the position of the unit on the roof down to a tundish or
gully, capped at the top end;
•
And on the wall suitably located for the boosting unit;
•
The hot water pipe for the house capped;
•
A gas pipe with an isolating valve and screw on sealed cap;
•
Weather proof electric isolator(s) as required for the model selected and conduit for
electrical connection between the sections of the unit;
•
And in the paving adjacent to the unit;
•
A tundish or a gully connected to the sewer for the pressure relief water;
•
And on the wall, near the tundish or gully;
•
A cold water supply, including the isolator, non-return valve and pressure relief valve
with relief pipe plumbed to gully or tundish, required for the hot water unit and the pipe
extended up through the roof terminated on the roof with a cap.
8.8.9.5 Electric Boosted Solar Hi Line
•
On the roof correctly located for the proposed model and securely fixed:
•
An insulated hot water pipe capped;
•
A waterproof electric isolator wired to (off peak) J Tariff ;
•
A pipe from the position of the roof mounted tank into a tundish or a gully connected to
the sewer for the pressure relief water. The exposed ends by the pipe shall be capped;
•
And securely fixed on the wall, near the tundish or gully;
•
A cold water supply, including the isolator, non-return valve and pressure relief valve
with relief pipe plumbed to gully or tundish, as required for the hot water unit, and the
cold water pipe continued up and through the roof and terminated on the roof with a
cap.
8.8.9.6 Electric Heat Pump
•
Securely fixed on the wall and suitably located for the unit:
•
A capped cold water supply, including the isolator, non-return valve and pressure relief
valve with relief pipe plumbed to the gully or tundish, as required for the hot water unit;
•
A hot water pipe capped;
•
A weather proof electric isolator wired to M Tariff (Residential - Monthly Demand);
•
And in the paving adjacent to the unit:
•
A tundish or a gully connected to the sewer for the pressure relief and condensate
water.
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
148
8.8.10 Selection of Hot Water Units (For Major Upgrades)
For the design of Major Upgrades the following shall apply.
Hot water units will be supplied by the Hot Water supply contractor, and in all cases the construction
contractor is to record the type and model that has been allowed for in the construction of the
upgrade.
Where a property has access to gas, a gas unit is to be used unless an electric unit has been
specified in the scope of work or written approval has been obtained from the Principals
representative.
UNLESS Solar has been specified select a Gas storage or Gas continuous flow from the table.
For properties specified to have solar units unless there are particular site issues preventing it, a Gas
Solar boosted Lo Line unit is to be used in preference to a Gas Solar Boosted Hi Line unit.
For sites without access to reticulated gas select an Electric Boosted Solar Hi Line or Heat Pump from
the table above. The roof shall be designed and detailed to take any roof mounted equipment.
Electric Lo line units are only to be used when it is not possible to install a heat pump or an Electric Hi
Line.
The contractor is to advise the Principals representative of the type of hot water service to be
installed.
8.8.11 Electric Storage Replacement with Solar Electric Lo Line
8.8.11.1
General
The following is the procedure to be followed for the replacement of an electric ground
mounted storage unit with an electric boosted solar unit with the panels on the roof and the
tank mounted on the ground. These are referred to as Solar Electric Lo Line Hot Water
Units
To avoid disruption to the delivery of Hot Water, the changeover from the original storage
unit to the solar storage unit must be completed on the same day. To enable that to
happen it is permissible to install the panels on the roof and the pipe work connecting them
to the unit on a previous day.
Care shall be taken to locate the panels on the roof so that they catch the maximum
amount of sunlight. As near as practical to the ridge. The first preference is to have the
panels face north or as close to it as possible. South facing panels are not permitted.
The ground mounted tank is to be located in the same position as the existing unit.
8.8.11.2
Process
As part of the change over the old unit and any redundant pipework shall be removed from
site and disposed of appropriately. If possible recycle the materials.
Provide and install:
• Two (2) insulated copper pipes and a 20 mm conduit from the position of the ground
mounted tank up the wall into the ceiling space and through the roof and connect to
the unit and the panels. Install the control cable in the conduit.
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
149
• Weather proof electric isolator(s) as required for the model selected and conduit for
electrical connection between the sections of the unit; This will be on the normal M
tariff (Residential - Monthly Demand) power circuit as it is needed at all times
• Additional copper pipework and fittings to enable the unit to be connected to the
existing pipework. Prove insulation for the new hot water pipework and to replace
the insulation on the existing pipework.
•
Dektite (or similar) seals to all roof penetrations.
Connect:
• the unit to the cold water pipe and the hot water pipe for the house
• the pressure relief pipework and valves
• The interconnecting pipework to the panels and the unit
• The existing (off peak) J Tariff power supply to the booster element of the unit.
Replace:
• The insulation on the pipework
• The pressure relief valves
• Any faulty valves (isolating, non-return or pressure reduction)
Note : Replacement of faulty valves may be added to the order as extra items.
8.8.11.3
(i)
Workmanship
Securing and Placement
Install and securely fix the hot water unit including the discharge of overflows from unit.
Install and securely fix the panels on the roof.
All external floor, or pavement, mounted Hot Water Units shall be mounted on a suitably
sized, 40 mm thick, level concrete paving slab. The concrete paving slab shall be a
minimum of 15 mm larger than the hot water unit and a maximum of 100 mm larger than
the hot water unit, at the shortest distance between the edge of the hot water unit and the
edge of the concrete paving slab. The projection to the front of the hot water unit should
be kept as near to the minimum size as is possible.
Where suitable, it is permissible to use a round concrete paving slab.
Where positioned on solid paving, the concrete paving slab is to be levelled on a bed of
cement mortar.
Where there is no pre-existing level solid sub-base, the concrete paving slab is to be
levelled on filling sand compacted to a minimum thickness of 40 mm.
Where the base of the Hot Water Unit requires ventilation install a BAYTAK ventilation
base or similar on top of the concrete paving slab.
Where pipes are required to pass through the roof they shall be separated from the roof
with a grommet and they shall be sealed to the roof with a “Dektite” or similar device.
South Australian Housing Trust Property & Maintenance Technical Specification – September 2015
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(ii) Pipes and Fittings
Make connection to hot water unit outlet with barrel union and use compression fittings or
capillary fittings throughout conforming to the requirements of AS3500 (Plumbing and
drainage set). This excludes Kingco type joints unless the tubing is expanded to form a
mechanical lock (croixing). Install all pipes and fittings as per the manufacturer’s
instructions.
Where the contractor is replacing an existing hot water unit and is able to utilise the
existing pipework he is to ensure that the pipework complies with the current legislation,
e.g. outlets to domestic sink finishes 25 mm above highest level of the domestic sink, all
pipework is suitably clipped.
All brass fittings shall be dezincification resistant.
All ball valves shall be of brass and shall have a brass plunger, brass seat and orifice.
(iii) Completion
Ensure that the Hot Water System is completely filled with water before connection to the
electrical supply is made.
Test connections to the system for leaks. The cold supply line must be additionally
strutted if any vibration is apparent. This includes glycol levels and the pipework between
the panels and the tank
After installation, the installer is to complete the warranty form and return to the
Maintenance Centre along with the certificate(s) of compliance.
8.9
GAS HEATERS
8.9.1
General
Gas heaters shall comply with all relevant Australian standards and shall be installed in accordance
with AS/NZS 5601.1 (Gas installations – General installations).
Heaters are installed and maintained by the Principal within the areas designated by the Provision of
Heating in Dwellings Policy. In general where gas is reticulated to the property a gas heater will be
installed.
In the construction of most houses with reticulated gas allowance has been made for the installation
of a gas space or wall furnace heater. The provisions allow for the flue to be installed in the wall and
gas is reticulated to a point in the ceiling or wall for a future gas heater. Before installing a new heater
the contractor is to seek advice from the Principals representative about where the provisions exist.
Gas heaters are to be installed as a fixed flued appliance and only flued heaters are installed by the
Principal. The heater is to be sized to heat the lounge or living area where the unit is to be installed.
The type of gas heater installed shall be sized to suit the area being heated.
8.9.2
Maintenance
Heaters shall be maintained in accordance with the manufacturer’s recommendations. Except for the
performance of safety checks on vacancy, the heaters will only be maintained when the tenant reports
a problem.
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Where the cost to repair a unit exceeds 50% of the cost of a new unit the heater is to be replaced with
a new unit of the same capacity as the existing unit. Where the new unit is a different size the walls
and floors, ceiling or roof shall be repaired and decorated to the approval of the Principals
representative.
8.10
GAS SERVICE
8.10.1 General
All gas installation shall comply with AS 5601 (Gas installations – General installations).
The gas service will be by mains supply, unless stated otherwise.
The Gas installer shall liaise with the Electrician to ensure that the site supply electrical is laid prior to
the laying of gas pipes. Refer to Section 10 Electrical.
8.10.2 Pipework
In addition to the requirements of AS 5601 (Gas installations – General installations) all above ground
pipework shall be in copper or galvanized steel.
8.10.3 Installation of Gas Cooker
The following procedure will occur for the supply and installation of a new or replacement cooker
In all cases only the Principals Whitegoods contract supplied cookers, hotplates and ovens,
can be installed. If an appliance other than one provided by the Principals Whitegoods
contract supplier, or the scope of works, is proposed to be installed, the Contractor is required
to obtain approval from the Principals representative. Replacement cookers are like for like,
for major kitchen upgrades please select a unit from the following Gas Cooker Schedule.
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Gas Cooker Schedule
Size of
house
1
Bedroom
Flat or
Bedsit
1
Bedroom
2
Bedroom
(nonFamily)
2
Bedroom
(Family)
3
Bedroom
4
Bedroom
5
Bedroom
6
Bedroom
Natural & LPG Gas
Class 1b
Aboriginal Housing
Natural & LP Gas
Wall Oven or under
Bench with cook top Gas
Microwave Cooker
PHR222U Westinghouse 2
Burner with Microwave
WMS281WF OR CFG503WA
Upright 540 mm
Not applicable
Not Applicable
Not Applicable
Not Applicable
Not applicable
WLG503WANG Upright 540 mm OR
WLG503WALP Upright 540 mm
GXR650WNG wall oven 600 mm with
GHR12W cooktop OR GXR650WLP
wall oven 600 mm with GHR12W
cooktop
WMS281WF Countertop
900 Watt
CFG503WA Upright 540 mm
CFG503WA Upright 540 mm
CFG503WA Upright 540 mm
CFG503WA Upright
540 mm (Gas)
WLG503WANG Upright 540 mm OR
WLG503WALP Upright 540 mm
GXR650WNG wall oven 600 mm with
GHR12W cooktop OR GXR650WLP
wall oven 600 mm with GHR12W
cooktop
GXR650WNG wall oven 600 mm with
GHR12W cooktop OR GXR650WLP
wall oven 600 mm with GHR12W
cooktop
WMS281WFCountertop
900 Watt
CFG503WA Upright
540 mm (Gas)
WLG503WANG Upright 540 mm OR
WLG503WALP Upright 540 mm
WFE912SA Upright
(Duel Fuel) 900 mm
WLG503WANG Upright 540 mm OR
WLG503WALP Upright 540 mm
GXR650WNG wall oven 600 mm with
GHR12W cooktop OR GXR650WLP
wall oven 600 mm with GHR12W
cooktop
WMS281WFCountertop
900 Watt
WFE912SA Upright 5 zone
(Duel Fuel) 900 mm
WFE912SA Upright
5 zone (Duel Fuel)
900 mm
WFE912SA Upright 900 mm duel fuel
5 zone OR WFE916SA Upright 900
mm duel fuel 6 zone
GXR650WNG wall oven 600 mm with
GHR12W cooktop OR GXR650WLP
wall oven 600 mm with GHR12W
cooktop
WMS281WFCountertop
900 Watt
WFE916SA Upright 6 zone
(Duel Fuel) 900 mm
WFE916SA Upright
6 zone (Duel Fuel)
900 mm
WFE912SA Upright 900 mm duel fuel
5 zone OR WFE916SA Upright 900
mm duel fuel 6 zone
GXR650WNG wall oven 600 mm with
GHR12W cooktop OR GXR650WLP
wall oven 600 mm with GHR12W
cooktop
WMS281WFCountertop
900 Watt
CFG503WA Upright 540 mm
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WMS281WFCountertop
900 Watt
For a new house or for a major upgrade
i)
The builder is to allow provisions for either a specified cooker (only for special use
housing) or a cooker on the approved products list.
ii)
The builder is to allow for a gas pipe securely fixed to the wall capped at a height to suit
a hose connection. (Approximately 750 mm above the floor.)
iii)
The builder is to advise the Principals representative of the type of cooker to be installed
iv)
Orders will be raised to the Supply Contractor and to the Installation Contractor by the
Maintenance Centre following a request from the Principals Representative
v)
After installation, the installer is to complete the warranty form and return to the
Maintenance Centre.
For a replacement cooker
i) Unless otherwise specified cookers are to be replaced like for like, or the nearest
equivalent.
ii) The Installation Contractor will determine the type of cooker required and advise the
maintenance centre (telephone 131 288 or 1300 720 127) to arrange delivery,
providing the following details; the Principals property address, type of cooker required
and delivery address
iii) After installation, the Installation contractor is to complete the warranty form and return to
the Maintenance Centre
Cooktops, Wall and Under Bench Ovens shall be replaced like for like or the nearest equivalent.
Where models are no longer available units of the same dimension as the item being replaced shall
be used to minimize adjustments to joinery. Cooktops, Wall and Under Bench Ovens shall be
installed according to the manufacturer’s instructions.
Stabilisation brackets are required on mid-level cookers.
After installation, the installation contractor is to complete the warranty form and return it to the
Maintenance Centre.
The gas cooker will be connected with a flexible connection, minimum internal diameter of 10 mm,
long enough to allow the cooker to be moved away from the wall by 1200 mm. This will require the
connection points to be at least 700 mm above the floor. A copper pipe securely fixed to the back of
the cooker is to be used to connect from the regulator up to this height. Where the wall outlet is at
floor level it is to be raised up the wall using copper piping securely fixed to the wall. Provide bends
and fittings to enable the hose to hang in a loop when the cooker is pushed back into position
Secure the base of the cooker to the floor using a stabilising bracket as supplied by the manufacturer
and fixings as required to prevent the cooker from tilting forward and the front moving sideways.
To prevent strain on the flexible hose secure a restraining chain 900 mm long to the back of the
cooker and the wall. The chain shall be fixed near the top of the cooker so that it can be supported
while the cooker is pushed back into position
8.10.4 Meter Boxes
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A meter box, as supplied by the gas supply company, shall be installed in accordance with the
regulations.
Note that the meter box shall be installed a minimum of 100 mm clear of any electrical meter box.
8.10.5 Safety Check
Test the complete installation for any leaks and repair as necessary.
Where specified and for all vacant properties carry out a complete safety check on the property.
The safety check shall be carried out by a licensed gas fitter. The following tests constitute a Gas
Safety Check, and apply to both reticulated gas and liquid petroleum gas (LPG). It is recommended
that the tests follow the sequence listed below:
(i)
The gas service must be tested for soundness using a manometer (U gauge) to maintain
static pressure for 10 minutes to comply with AS5601 (Gas installations – General
installations) (leakage testing).
(ii) Conduct a visual inspection of all fixed gas appliances, (e.g. gas stoves, hot water
service, room heater etc.) for installation compliance or damage. Particular attention
should be directed to flue requirements, clearances, ventilation and stability. Check
stabilisation bracket on stoves/cookers
(iii) On LPG Gas Cylinders, check position of cylinder in relation to Gas Appliances &
Electrical Meter Box. If required, upgrade Gas Regulator to current Gas Standards
(iv) Check the operations of all appliances including burners, flame failure. Light oven and
check ignition switch/battery.
(v) Perform oven door slam test to ensure that the by-pass flame does not go out. If it does,
adjust the size of the by-pass flame.
(vi) Check the gas meter for damage or leaks, and if necessary notify the Gas Supplier
(vii) On completion of the checks the licensed gas fitter must sign and date the Office of the
Technical Regulator "Gas Certificate of Compliance"
NOTE:- If the MTC for any reason outside their control is not able to make the work fully
complying but safe and therefore cannot complete a Certificate of Compliance, the instigator of
Housing SA must be informed immediately.
If the existing pipe runs need to be replaced or existing appliances are found to be faulty report these
to the Principals representative for direction. This repair work if approved will be the subject of a
variation, or a separate order.
8.11
SANITARY FIXTURES
8.11.1 General
Supply all plugs and washers with the items as applicable.
Allow to remove, store and protect items to be reused.
All fixtures shall be sealed to walls in accordance with the Building Code of Australia.
When replacing the pan or the cistern ensure that the two are compatible.
8.11.2 Bath
Bath is to be either a pressed steel or acrylic bath.
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The bath is to be built in accordance with manufacturer’s requirements. This will normally require the
top edge to be continually supported and the bottom either grouted or supported at the locations
marked on the bath, with durable timber blocks. The blocks are to be fixed to the floor and the bath
bedded on a bead of flexible sealant on the block.
8.11.3 Wall Basin (Bathroom)
The wall basin shall be at least 7 litre capacity Fowler Tasman Deluxe Wall Basin or equal approved.
The basin is to be fixed in accordance with the manufacturer’s instructions.
For a relocated basin use existing brackets unless new brackets are in the scope of works or are not
required.
Fix supporting brackets or the basin to wall with brass tapered studs, or equal approved, complete
with chrome plated acorn nuts and chrome plated washers. Fix brackets to wall at every fixing hole
provided. Fix basin to brackets.
For new or replacement basins supply new brackets, if required, and remove the existing brackets
and repair the wall as necessary.
8.11.4 Vanity Basins
Vanity cabinet is to be 900 mm long x 500 mm wide x 800 mm high with laminated top and doors and
constructed of water resistant materials. Finished internally with white Melamine shelving and edge
strips.
The hand basin is to be a 500 mm x 450 mm vitreous china semi recessed or recessed hand basin.
A “P trap” is required with waste set in the wall to allow for future adaption. The floor and wall tiling
should continue below and above the cupboard and be sealed to the cupboard.
8.11.5 Sink and Drainer
The sink and drainer shall be an inset sink as scheduled. Unit is to be fitted to sink cupboard.
Seal between inset sink and cupboard top with an approved polyurethane sealant.
8.11.6 Wash Trough
Wash Troughs are to be 70 litre stainless steel with a bypass. If the trough is not to be replaced, and
there is no floor trap in the laundry, the trough is to be fitted with a bypass (over flow).
For one bedroom units the size of the trough can be reduced to 35 litres.
Fix supporting brackets with galvanised bolts or coach screws and fit stainless steel trough. For
trough and cabinet unit fix the cabinet securely to wall and level as required.
The laundry floor trap shall be kept outside of the line of the wash trough.
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8.11.7 Shower Base
Where scoped, supply and install a preformed acrylic shower base. Install the shower base strictly in
accordance with the manufacturer’s instructions.
8.11.8 WC Suite
Toilet cistern to be 4.5/3 litre flush and Caroma AIRE ULP when connected to a rainwater tank or a
Caroma Concorde Trident or equal when connected to mains pressure or a pumped rainwater
system.
Toilet pans are to be Caroma Concorde concealed pan.
Where a cistern only is to be replaced the following shall apply:
• For a Caroma Concorde Trident 4.5/3 the cistern is to be replaced like for like;
•
For all other sized cisterns replace with a Caroma Slimline 6/3 or equal approved;
•
For toilet cisterns connected to rain water tanks use a Caroma AIRE ULP;
•
For in-wall cisterns replace like for like in size and function. Pneumatic units are not
acceptable.
Bed the pan firmly on cement mortar, or a full bed of silicon after the floor tiling or topping has been
completed. Seal fixing holes at the base of the pan.
Fix the cistern to wall all in accordance with the manufacturer’s instructions.
Fit a compatible seat (Caroma Trident or equal approved).
8.11.9 Pans for people with a disability
Where required for a person with a disability a toilet pan complying with AS 1428.1 (Design for access
and mobility – General Requirements for Access – New Building Work) is to be installed. Where the
existing pan is being run from a rainwater tank with a ULP Aire cistern the cistern can be retained but
the inside of the cistern may need to be adjusted to suit the flushing requirements of the pan. Where
a pan with in built arms as transfer rails the pan is to be bolted to the floor as per the manufacturer’s
installation instructions.
In replacing the pan discuss with the Occupational Therapist whether the pan needs to be brought
forward to 800 mm to the front of the pan. In general this will not be required as the 200 mm space at
the rear of the pan is to allow for the situation of a carer lifting the person onto the toilet from behind
the chair. While this is required in a public area to allow all options it will rarely be needed in a house.
Note: - There are other options that can be used where the need for the raised pan is only for a short
period of time.
8.11.10
Reuse of Pans
Where a pan is removed to allow for retiling or replacement of the waste it shall be stored to avoid
damage. Clean thoroughly before reinstalling as for a new pan. Either clean and reinstall the existing
seat or supply and fit a new seat as specified in the scope of works.
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8.11.11
Cocks & Fittings
All water cocks and fittings shall conform with AS 3500 (Plumbing and drainage set) and the following
requirements:Heads and Flanges shall be 60/40 brass or die cast zinc alloy or ABS plastic to match existing.
All tap heads shall have buttons marked H or C or colour coded red or blue as appropriate and shall
be matching in a room.
All tap heads shall be capstan head or lever handle except where only some of the taps in a room are
being replaced they are to match existing. The tap head or lever is to have no sharp edges.
If lever handles are used they shall be a minimum of 70 mm long measured from the centre of the
spindle to the end of the handle.
Shall be manufactured to a standard equal to CB Ideal, Dorf, Raymor, Fereno Villa or Ram Tapware
and
shall be fitted with “Hydroseal” or equal approved washers
8.11.12
Finish
Exposed metal parts of internal tap ware, pipe extensions, nuts and tails shall be chromium plated
and polished. External rough-bodied tap ware shall be nickel plated.
8.11.13
Breeching Pieces
Shall be dezincification resistant (DR) and fitted with brass lugs for fixing to masonry or framing. They
shall be fully concealed.
8.11.14
Schedule of taps
Where hot and cold taps are included for a fixture the cold tap is to be installed on the right hand side
as you face the taps.
All Basins
Basin set (12.7 mm) with 150 mm long fixed outlet or basin mixer
Or
2 No. 15 (12.7 mm) Pillar cocks
Bath Sets
Bath set (12.7 mm) with breacher and Fixed outlet 100 mm long
Hot and Cold
Hot and Cold
Hot and Cold
Shower
2 No. 15 (12.7 mm) stopcocks
Hot and Cold
When renewing the pipework locate taps vertically aligned 150 mm inside the shower to
minimise people getting wet when turning on the taps. The cold tap is to be the top tap.
Normal Shower
Shower head is to be 3 star (3A) rated.
Or
Low pressure shower
For gravity fed hot water use a 1 star (1A) shower head
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Or
Hand Shower
Round face handset and 800 mm PVC hose, white, with lockable sliding bracket on 700 mm
c.p. on brass vertical rail
(Haymal, Scanda, Pearlspray or equal approved).
WC Suite
15 (12.7 mm) angle type stopcock
with c.p. connection to cistern
Cold
For toilets connected to rainwater tanks
The Isolating valve is to be a low pressure valve located on the tank and adjacent to the
cistern. A 20 mm chrome plate copper connection is to be supplied at the cistern.
Over Sink
Sink set (12.7 mm) or Kitchen mixer tap
Hot and Cold
Swivel outlet - Length: Standard sink 200 mm; Inset sink 265 mm
Swivel outlets are to be measured from the centre of the swivel position to the centre of the
outlet of the fitting.
Over Wash Trough
Breeching piece, swivel outlet and two
15 (12.7 mm) stopcocks.
Where applicable supply a
15 (12.7 mm) bibcock for Rainwater.
Over Washing Machine
2 No. 15 (12.7 mm) right angle Washing
Machine Cocks
Cold Supply to HW Service
15 (12.7 mm) stopcock
Hot and Cold
Hot and Cold
Cold
External Watering Points
15 (12.7 mm) rough body nickel, tee head, screw nose bibcock.
House Unit Isolating Stopvalve
18 mm stopvalve.
Replacement Tapware
Where replacement taps are scheduled remove body and tap complete and replace with tap
ware to match the surrounding taps or as scheduled.
Washing Machine Conversion Taps
Where no washing machine taps exist it is possible to convert the laundry trough taps to
enable connection to a washing machine using an OSCHIN conversion kit (Oschin Codes
60952 or 60954)
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8.11.15
Repairs to Taps
8.11.15.1
Replacement Washers
When a tap needs to have its washer replaced service both the hot and cold water tap.
Clean and service the top half and so that it operates easily and replace the O rings If the
top half is unserviceable it will need to be replaced with a new top half. Re-seat the body of
the taps and install a hydroseal washer. Replace the top half of the taps and check for
operation and that there are no leaks. Clean the area and leave in a neat and tidy fashion.
8.11.15.2
Replacement Ceramic Discs
For taps with a ceramic disc clean the base of the tap and replace the cartridge with a new
cartridge.
If it is a set of hot and cold lever taps as opposed to a mixer tap replace only the leaking
cartridge but check the other tap for operation and clean the cartridge and seat for the
cartridge.
8.12
TRAPS, WASTES AND SOIL PIPES
8.12.1 Traps
Floor traps shall be uPVC unless otherwise specified (or copper where needed for fire rating in multistorey buildings), with risers set to ensure regulation falls to gratings of the finished floor level. Finish
with removable uPVC approved pattern gratings.
Tape floor traps and risers during construction and seal all wastes to prevent blockage during pouring
of concrete, finishing of floor surface, tiling, etc. Remove tape on completion.
8.12.2 Wastes and Soil Pipes
All wastes and soil pipes from fixtures to the drain outside the concrete paving alignment, including
the IO’s shall be uPVC with solvent welded joints.
Pipes and fittings shall be used in accordance with the manufacturer’s recommendations and AS3500
(Plumbing and drainage set).
Copper stacks shall be used in multi-storey buildings to enable fire rating of the floors.
uPVC pipes where passing through concrete beams shall be lagged with an approved flexible
material not less than 25 mm thick.
Ensure that all exposed wastes are positioned to suit the fixture outlet.
8.12.3 Gully Traps
Where indicated or necessary, provide a gully trap with a domestic sink complete with grating and
PVC adaptor. Where a separate flood gully is required use 100 mm uPVC pop up flood gully.
Position approved vitreous clay or fibre glass domestic sink against or at not more than 50 mm
distance from footings and where shown, set neatly in paving at approved level and/or cement render
down to 75 mm below ground level.
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8.13
VENTS
Provide uPVC (or copper where needed for fire rating in multi-storey buildings) vents to sizes
specified in AS3500 (Plumbing and drainage set) including bends and fittings as required, and build in
and conceal where practicable.
Position vents and pass through roof clear of roof members and flashings and securely fix clear of
walls in an approved manner.
8.14
SANITARY DRAINAGE
All sanitary drainage shall be carried out in uPVC (or copper where needed for fire rating in multistorey buildings) and in accordance with AS3500 (Plumbing and drainage set).
Complete the system to the Water Industry sewer connections, septic tank and common effluent
system as applicable.
8.14.1 uPVC Drains
Supply and lay 100 mm diameter sewer drains in accordance with AS3500 (Plumbing and drainage
set).
All inspection points shall be brought to the surface and covered in one of the following:(i)
(ii)
(iii)
In garden areas – concrete riser block,
Driveway - cast iron covers, and
Other paved areas bolted trap screws.
8.14.2 Excavation and Backfilling
When excavating trenches check that the excavation does not affect the footing (see details) and
provide all necessary shoring to ensure safe working conditions in the trench.
Backfill all trenches paying particular attention to consolidation of backfilling adjacent to and under
concrete paving or footings. (Refer clause 4.6 Filling)
8.14.3 Recurring Blockages
In dwellings where recurring blockages are as a result of the sewer pipeline gradients being very
shallow or damaged, or where low flow water devices have been installed, a Drainwave unit can be
installed. The installation shall be discussed with Technical Services before proceeding.
The unit must be installed according to the manufacturer’s recommendations, along the sewer
pipeline as close to the dwelling as possible, at the highest point in the sewer run and where it can be
buried so the inspection point of the unit can be readily accessed without disturbing perimeter paving
or concrete.
8.14.4 Clearing of Blocked Drains
Blocked 100 mm sewer drains are to be cleared by rodding or a hydro jet whichever the contractor
prefers.
Where a blockage occurs in pipes 150 mm or greater and conventional rodding or smaller hydro jet
machines do not clear the blockage, a truck mounted commercial hydro jet shall be used An
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additional claim for the cost of the truck mounted hydro jet will be allowed in accordance with the item
codes.
8.15 INSPECTION AND TESTING OF STORMWATER AND SEWER PIPES
8.15.1 General
The Contractor shall:
Prior to commencing and after completing any work on properties owned by the Principal,
observe standard notification protocols. It is the Contractors responsibility to notify and
organise a suitable time and date for the test with the tenant and the Principals representative.
If any serious flaws or safety issues are discovered on site, immediately notify the Principals
representative.
In general shall not discuss their views on specific details of the condition or remedial works
required on the system with the tenant. Questioning the tenant, however, about the frequency
of blockages and any other information on the history of the system is encouraged and should
be recorded in the report if relevant.
If any other testing is required on site, if convenient, try to incorporate all testing during the
same site visit.
Conduct the testing work in a tradesperson like manner in accordance with all relevant codes
and standards in a timely manner with minimal disruption to the tenant. Upon completion of
the test, leave the site in a safe, clean and tidy state. Report immediately any resultant
damage or problems on site to the Principals representative.
Any newly installed Inspection Points (IP) for both sewer and storm water shall be accessible
from the surface via a suitable capped riser tube with appropriate protection from traffic as
stated within AS 3500.5 (National Plumbing and Drainage – Domestic installations).
8.15.2 Sewer Drain Survey
8.15.2.1
General
If no sewer layout is provided, obtain a copy through “Aqua map” available from the SA
Water website for license holders or call SA Water 1300 650 950 and request a copy.
Prior to any testing, if there is a history of sewer blockage clearances, clear the blockage
with appropriate equipment. If unable to clear the blockage, contact the Principal for
approval then excavate down to blockage and replace that section of blocked pipe and
continue on with survey. Install an IP at the blockage location if convenient and if it will
facilitate future inspections / clearing of the drain. If a blockage is located under an internal
floor slab, contact the Principal as specialist advice will be required.
When testing an individual unit if the sewer is shared with an adjacent dwelling, extend the
survey across the boundary at least 5 m into that property.
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8.15.2.2
Sewer Video Recording
• Locate a convenient access point to start video survey. This may be a Government
Inspection Opening (GIO), an Inspection Point (IP), vent pipe etc. If unable to locate any
access points, contact the Principal. If approved by the Principal, install an IP at an
appropriate location for access.
• Record the video and notate all aspects of the sewer on an accurate layout plan
including pipe size, type and condition, blockages, faults, breaks and cracks, branches,
vents, gullies, drains holding water or not, change in direction and any other relevant
information. Make recommendations in the report regarding any remedial works
required. The video survey should extend from the GIO to the end of the drain and, if
possible, extend up all branches. Alternatively, if no access from a GIO, start survey
from another convenient location. Multiple surveys may be required on the one system
depending on access points and blockages.
• Submit the video DVD recording, plan and written report to the Principal within 5 working
days.
8.15.2.3
Sewer Leakage Testing
• All testing shall be in accordance with Australian Standard AS/NZ 3500.2 (Plumbing and
Drainage – Sanitary Plumbing and Drainage) section 13.1 and 13.2.
• When testing an individual unit first test all available branches accessed from inside the
dwelling by running an inflatable bung downstream to as near as possible to the branch /
main drain junction. Inflate the bung, fill the branch drain with water and check for any
leakage past the bung. Reseat the bung until water tight. Fill the branch drain with
water and check for level drop at the head of the branch. If no level drop, stop any
further testing of that branch. If a leak is found, progressively shift the bung upstream
along that branch and test at different locations until no leak is detected. Record the
leaks location and rate in litres per minute. Repeat this process until all branches are
tested. When testing the mains within a group site ensure that any branches are tested
and then bunged before testing the main run.
• After testing all branch drains, test the main drain. Plug all leaking branch drains first
then plug the main drain just upstream of the GIO or at least 5 m away from the house.
Inflate the bung and fill the drain with water and check for any leakage past the bung.
Reseat the bung until water tight. Fill the main drain with water and check for any level
drop. If no level drop, stop any further testing. If a level drop is detected, accurately
measure the rate of water level drop. Plug and test the system progressively upstream
with the bung at various locations to determine location of all leaks, until all of the main
drain has been checked.
• Submit a written report and layout plan of the system showing the main drain, all
branches, leakage rates, locations and any other relevant information to the Principal
within 5 working days.
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8.15.3 Storm water Drain Survey
8.15.3.1
General
If the storm water is shared with an adjacent dwelling, extend the survey across the
boundary at least 5 m into that property.
8.15.3.2
Storm Water Video Recording
• Locate a convenient access point to start the video survey. This is usually at the street
water table discharge point.
• Attempt the video survey. If blockages prevent full access, carefully clear blockage with
a medium pressure water jet for smaller uPVC pipe work within a unit. It is not
recommended to attempt to clear blockages with a typical mechanical sewer clearing
tool or even an ultra-high pressure water jets as damage will likely result. For larger
storm water pipes in a group site high pressure water jets will be required to clear the
larger pipe work.
• Record the video and notate all aspects of the storm water system on an accurate layout
plan including pipe size, type and condition, blockages, faults, breaks and cracks,
branches, holding water or not, change in direction and any other relevant information.
Make recommendations in the report regarding any remedial works required. The video
survey should extend from the street outlet to the head of the drain. If blockages can’t be
cleared, start survey from another convenient upstream location. Multiple surveys may
be required on the one system depending on access points and blockage locations.
• Submit video recording on a DVD, layout plan together with a written report to the
Principal within 5 working days.
8.15.3.3
Storm water Leakage Testing
• All testing shall be in accordance with Australian Standard AS/NZ 3500.3:(Plumbing and
Drainage – Stormwater Drainage) section 10.1
• Test the main drain by plugging it at the street outlet but check there is no leakage past
the bung. Reseat the bung until water tight. Fill with water and check for any level drop at
a convenient access point. If there are no leaks, stop the testing. If a leak is detected,
accurately measure the rate of water level drop. Move the bung and test the system
progressively upstream with the bung at various locations to determine location of all
leaks, until all of the main drain has been checked. Note if there are no removable
access caps on the downpipes or IPs at all junctions, it is difficult to test branch drains in
which case do not test branches. Leaking Individual branches will still be identified
through the main drain test provided it is tested each side of the branch junction.
• Submit a report, including a plan of the system showing the main drain, all branches,
leak locations, leakage rates and any other relevant information to the Principal within 5
working days.
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8.15.4 Mains Water Service Testing
• All pipework shall be tested at the pressure and duration appropriate to the material and
its application, in accordance with Section 16 of AS 3500.1 (Plumbing and Drainage –
Water Services), and in accordance with the manufacturer’s specifications.
• Both the cold and hot water system, including all breacher pipes, internal and external
pipes and taps and water heaters shall be tested. The required set pressure of pressure
control valves for water heaters shall be determined by the manufacturer, and/or Section
4 of AS 3500.4 (Plumbing and Drainage – Heated Water Services).
• Record and notate all aspects of system including leak locations and estimated rate of
leakage and any other relevant information. Make recommendations in the report
regarding any remedial works required.
• Submit test results to the Principal within 5 working days.
8.16
SEPTIC TANK INSTALLATION
8.16.1 General
Carry out excavations and backfilling as necessary. (Refer Section 4 Excavation and Filling)
Unless otherwise specified, provide an all-purpose tank of not less than 3000lt capacity.
Complete the installation to the requirements and approval of the Environmental Health Department,
SA Health, or delegate, and to the Standard for the Installation and Operation of Septic Tanks in SA
(Health Act Standard), including bringing access to the surface.
8.16.2 Septic Tank
Provide a cylindrical septic tank of approved manufacture and design.
8.16.3 Effluent Disposal System
Disposal system shall be as detailed or if not detailed the following soakage system shall be installed.
Provide 40 m of 1.2 m soakage trench in lengths not exceeding 20 m complete with induct vent,
distribution sump, surface inspection points at the start of each trench and a vent at the end.
Separate trenches by 2.5 m. Obtain approval from Environmental Health Department, SA Health, or
delegate.
8.16.4 Effluent Connection
From the septic tank outlet lay 100 mm uPVC drainpipes to the connection provided.
8.16.5 Pumping of Septic Tanks
The tank shall be pumped out completely. On completion fill with water to above the overflow
between the tanks compartments and add 1 bag of hydrated lime to the primary chamber to start the
bacterial section.
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8.16.6 Replacing Septic Tanks
For replacing septic tanks either:(i)
Remove the existing tank and place the new tank in the same location and reconnect to
the pipework;
Or
(ii)
8.17
Place the new tank in a new location 1. Connect the sewer and disposal pipes to the new tank and block off the pipes of the
existing tank,
2. Pump the existing tank out,
3. Fill the existing tank with clean filling sand and make good with clean fill to match
surrounding levels.
STORMWATER SYSTEMS
8.17.1 General
This section deals with the storm water systems associated with a single house, building or a small
group of dwellings.
All work shall comply with AS 1254 (PVC-U pipes and fittings for storm water and surface water
applications) and AS 1260 (PVC-U pipes and fittings for drain, waste and vent application) unless
otherwise scheduled. For types of storm water grates refer to section 18 Site works
Unless detailed otherwise, connect all existing downpipes and rainwater tank overflows to the street
kerb and gutter. Above ground level risers are to be kept as close as practical to the building fabric.
All work on Council property is to be carried out to the local government requirements.
8.17.2 Pipework
All pipework and fittings shall be fully solvent glued.
Generally, pipework is to be 90 mm uPVC storm water pipe and fittings unless otherwise detailed.
The storm water pipe from the property boundary to the kerb and gutter shall be 90 mm diameter DN
medium galvanised steel pipe (or similar approved).
For a wet system use 100 mm uPVC sewer class pipe underground. The sealed pipe shall extend as
a riser to the gutter pop to form the down pipe. This riser is to be in 80 mm uPVC sewer class pipe
unless detailed otherwise.
8.17.3 Laying
Install storm water pipes in the ground with a minimum cover of 200 mm from top of pipe to existing
ground or paving level. Lay all storm water with a minimum 0.5% gradient (1 in 200) to the street
water table.
Supply a screwed access storm water IP on each riser above the paving before the adaptor for the
downpipe.
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If there is insufficient fall from the downpipes to the street water table then a ‘wet system’ shall be
used. Where a wet system is used the pipework shall be taken up to the gutters and a screwed
access IP shall be fitted to each downpipe on the vertical section, immediately above the paving.
Solvent clean and solvent cement all joints between pipework and fittings. Excess solvent cement
shall be wiped from the joint immediately the joint is made.
Where a rainwater tank exists, install an underground storm water pipe under the new path with a
capped downpipe connector to allow for future connection of the existing downpipe if the rainwater
tank is removed.
8.17.4 Fixing of Wet System Risers
Fix the riser (dp) to the wall with proprietary brackets at least twice in its height at a maximum of 1.5 m
centres. Insert foam, or similar, between the brackets and the riser to allow the riser to slide in case
of ground movement. Provide a movement joint between the gutter pop and the riser.
8.18
STORMWATER RETENTION / DETENTION
8.18.1 General
Where the Principal directs the installation of an on-site above ground Stormwater Retention system
plumbed into the WC cistern it shall be installed as detailed on SAHT Drawing SK 01, contained in
Appendix D Trades Detail Drawings.
8.18.2 Tanks
The tanks shall be 1000 litre round or rectangular “Colorbond” or pre-finished colour rainwater tank
permanently fixed on a suitable structural galvanised steel stand and concrete footing system
designed for the site conditions.
Tanks shall be coloured to match the fence colour and shall be located outside eaves line. The space
between the tank and the house shall, as a minimum, allow the perimeter paving between tank or
tank stand and the house.
The tanks are to come complete with the inlet and outlets as detailed on the drawing, including
connection points for mains water and the toilet cistern. The outlet from the rainwater tank to the
cistern shall be 1100 above finished floor level.
Set the float valve to maintain 200 mm of water in the tank. Check that the 12 mm screw nosed
bibcock is 50mm above the maintained water level.
8.18.3 Roof Plumbing
Tank shall be connected from roof gutter to top of tank via an overhead downpipe.
As detailed the maximum possible area of roof (check it is not less than 50 m2) is to be directed to the
tank. Gutters have been designed for the maximum length at a grade of 1:500. Unless noted
otherwise the gutter is to be Stratco “smoothline” or a gutter of equivalent cross sectional area. No
extra down pipes are to be added
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8.18.4 Pipework from Rainwater tank to Cistern
The pipework from the rainwater tank to the cistern shall be DN20. Any pipework exposed externally
shall be copper. The pipework from the ground to the tank connection points shall be run directly up
the tank support and securely fixed to the support
8.18.5 Cover to Pipework
Where water service pipework is laid below ground the minimum cover to the top of the pipe must be
not less than 300mm under driveways, 225mm in garden area (refer section 3) and 75mm under
concrete paving.
8.18.6 Isolating Valves
A low pressure full flow isolating valve is to be supplied at the tank and at the cistern, Broen Ballofix or
equivalent is deemed to comply.
A mains pressure isolating valve is to be supplied on the top up water supply to the rain water tank.
8.18.7 Toilet Cisterns
Toilet cistern is to be 4.5/3 litre flush with matching pan.
Use Caroma AIRE ULP when connected by gravity feed to a rainwater tank or a Caroma Concorde
Trident or equal when connected to mains pressure or a pumped rainwater system. .
8.18.8 Detention
If a detention tank is required by the relevant Council, the overflow from the rain water (retention) tank
is to be connected to the detention tank and from the detention tank to the stormwater drain as
detailed. The detention tank is to be installed in the space under the rainwater tank stand wherever
possible. Any other arrangement of the tanks must be discussed with and approved by the Principal.
8.19
GROUP SITES STORMWATER
8.19.1 General
This section deals with the storm water systems associated with larger developments, group sites and
large car parking or paved areas.
All work shall comply with
For uPVC drains:
AS 1254
AS 1260
PVC-U pipes and fittings for storm water and surface water applications
PVC-U pipes and fittings for drain, waste and vent application
For concrete drains
AS 1342
AS 1597
AS 4058
AS 4139
Precast Concrete Drainage Pipes
Precast Reinforced Concrete Box Culverts
Precast Concrete Pipes – Pressure and Non-Pressure
Fibre-reinforced concrete pipes and fittings
For types of storm water grates and sumps refer to section 18 Site Works
All work on Council property is to be carried out to the local government requirements.
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8.19.2 Pipework
All uPVC pipework and fittings shall be fully solvent glued.
The size and type of pipework shall be as detailed on the design drawings. When repairing pipework
it shall be replaced like for like, except that asbestos pipework shall be replaced with a pipe of the
same diameter in any of the materials listed above depending on the size and location.
For a wet system sewer class uPVC shall be used if the pipework is uPVC and in all other cases the
system shall be water tight and tested to demonstrate that the pipework does not leak.
8.19.3 Laying
Pipes shall be laid and jointed in accordance with the manufacturer’s specification. All pipes shall be
laid on a firm base that provides support for the full length of the pipe.
Install storm water pipes in the ground with a minimum cover of 200 mm from top of pipe to existing
ground or paving level. Lay all storm water to the grades shown on the drawings. Where no grades
are shown lay with a minimum 0.5% gradient (1 in 200).
Where a wet system is used the pipework shall be fully sealed and tested to ensure there are no
minor leaks. Pipes with lifting holes shall have those holes sealed.
Concrete pipes shall be have a rubber ring joint in a spigot and socket and shall be firmly pushed into
position.
Solvent clean and solvent cement all joints between uPVC pipework and fittings. Excess solvent
cement shall be wiped from the joint immediately the joint is made.
The backfilling around the pipes shall comply with the pipe manufacturer’s details. Care shall be
taken to compact the backfill each side of the pipe so that the pipe is not damaged by the compaction
process and enables the trench above the pipe to be compacted.
8.19.4 Maintenance and Cleaning
Storm water sumps are to be inspected to ensure they are clear of silt and debris. When sumps have
debris in them, remove the grate and remove all the debris. Visually check to see if the pipes appear
to be clear. If the pipes appear to have debris or significant silt in them the pipes will need to be
cleared. Replace the grate and ensure it is correctly fitted before leaving the area.
Where blockages or slow flows have been observed have the pipes cleared with a pressure water
cleaner. The type of nozzle and pressure used shall suit the type and size of pipe. If the pipe cannot
be cleared, identify the location of the blockage and dig up the pipe and clean the material from the
pipe.
Where the pipe has been dug up to facilitate cleaning or where a broken pipe has been found replace
the pipe with a piece of the same type of pipe joined in accordance with the pipe manufacturer’s
specification. Before covering the repair carry out a test to ensure that the repair does not leak. If the
break or clogging of the pipe was associated with tree roots or the area is close to trees or large
shrubs, mix copper sulphate into the soil for 100 mm around all the new joins.
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8.20
STORMWATER PUMPS
8.20.1 General
In upgrade and new systems pumps are to be used only where agreed with the Principals
representative. Every effort is be made to use a gravity system. Where pumps are used they shall be
installed in a suitable pumping chamber and designed to dispose of at least a 1 in 100 year storm.
The installation shall include grates to minimize the possibility of debris damaging the pump. The
pump shall be selected to handle the expected normal debris that may enter the storm water system.
Pumps will need to be powered from the land lord meter except where installed in a single house on
its own allotment.
Wherever possible an overflow path shall be developed so that in the case of pump failure the
housing units and other properties are not flooded. Significant ponding of the water can occur in this
situation.
8.20.2 Maintenance
Pumps and pump pits need regular maintenance. All pumps on group sites or where it carries the
storm water from more than 1 house are to be maintained at least once a year. They are to be
removed from the pit and serviced as per the manufacturer’s specifications. Pump pits shall be
cleaned as for storm water sumps.
8.21 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
8.21.1 Delete 8.18 (Stormwater Retention / Detention) and substitute Rainwater tanks;
Each house should be provided with a supplementary water supply by way of a rainwater tank or
tanks of at least 13,000 litres total capacity. Poly-rainwater tank(s) will apply only where stated.
The rainwater tank shall be set 300 mm into ground unless otherwise agreed upon with the Principal.
Fit tank outlet with 19 mm range cock and connect to bib cock tap fixed to column adjacent to tank.
Isolation valves shall be installed according to drawing C.1.13 Isolation Valve Detail A5– see
Appendix F Housing on Designated Aboriginal Lands – Trade Detail Drawings.
All roof water shall be directed into the tank or tanks using downpipes, prior to roof cover being
installed.
Overflow from rainwater tanks shall be as for detail drawings C.1.13 – see Appendix F Housing on
Designated Aboriginal Lands – Trade Detail Drawings.
Replacement tanks are to be like for like. Rainwater tanks are never plumbed to cisterns.
8.21.2 Delete 8.4.17 (External Watering Points) and substitute External Watering Points;
Shall be installed according to drawing C.1.13 Standpipe Detail A9 – see Appendix F Housing on
Designated Aboriginal Lands – Trade Detail Drawings.
Provide a standpipe in both the front and the rear yard with double tap heads. 20mm copper
standpipe to be fixed with a minimum of 2 fittings to a 75mm square x 3.2mm galvanised steel tube or
to a 75mm diam. galvanised steel tube support which is concreted 600mm into the ground.
Fit a cap to these posts. Locate the taps 1000mm above the ground.
Provide concrete ring and aggregate as per details
Yard taps are not installed at Yalata.
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8.21.3 Delete 8.8 (Hot Water Units) and substitute Hot Water Units;
All units supplied and installed shall be Solarhart HWU (Hot Water Unit) Complete Unit 302J Opt
2.5kw.
The Plumber shall handle and install all support frames and brackets where indicated on plan and
include the discharge of overflows from units. Where the local water pressure exceeds the maximum
pressure as recommended by the manufacturer for a HW unit, supply and install a pressure reduction
valve applicable for the type of HW unit supplied. Discharge must be to floor drain or gully.
See below for specification of copper piping.
Make connection to hot water unit outlet with barrel union and use compression fittings or capillary
fittings conforming to the requirements of AS 3688 (Water Supply – Metallic Fittings and End
Connectors) throughout.
This excludes Kingco type joints.
For installation of mains pressure units, provide a non-return valve at the cold water inlet only. In
addition, provide an approved heat trap to a minimum depth of 150mm, fitted to the hot water outlet
position.
Install all pipes and fittings as per the manufacturer’s instructions. From heater outlet take a riser of
20 nominal size (19.05 mm) or not less than size of outlet – whichever is the greater – an extend in
that size to roof or underfloor space to suit branching off to the points specified.
The exposed section of the outlet pipe from the HW unit shall be insulated with UV stable closed cell
polymer insulation a minimum of 13 mm thick all round, placed over the pipe at installation stage.
Ensure that the Hot Water System is completely filled with water before connection to the electrical or
gas supply is made. Test connections to the system for leaks. The cold supply line must be
additionally strutted if any vibration is apparent.
8.21.3.1
Copper Piping
Supply and install all cold and hot water lines in copper or Auspex, with preformed bends
and junctions. Note that copper piping must be used between the isolation valve and the
inlet to a water heater or within 1 m of the outlet of a water heater and downstream of the
temperature control valve, plastics pipe and fittings may be used immediately downstream
of the temperature control valve. All installations must comply with AS 3500.4 (Plumbing
and Drainage Part 4: Heated Water Services). Copper pipes up to nominal size 40 mm
shall be Type 'A' tube to AS 1432 (Copper Tubes for Plumbing, Gas fitting, and Drainage
Applications), which specifies the following wall thickness related to the Nominal Size. 15
NS - 1.02 mm, 18NS - 1.22 mm, 20NS - 1.42 mm, 25 to 40 NS - 1.63 mm.
Exposed pipes shall be hard drawn or annealed. Pipes shall be suitably marked to signify
compliance with the above specification.
Join copper to copper with compression fittings or capillary fittings and silver solder
containing 2% silver. Kingcos are not to be used at all.
Use brass terminal fittings. Include breeching pieces for tap sets and straight or bent tap
connectors for single bib cocks and pillar cocks.
8.21.3.2
Water Pipework Insulation
All pipes supplying hot and cold water shall be lagged.
ALL water pipes shall be insulated in accordance with AS 3500 (Plumbing and drainage
set) and the BCA. The absolute minimum closed cell polymer insulation shall be 13 mm
thick, unless the standard requires more insulation, and shall be UV stabilised or protected.
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The extent is given in section 8 of AS3500.4 (Plumbing and drainage – heated water
services).
Armacell Armaflex DuoSolar or Thermobreak are deemed to comply.
8.21.4 Delete 8.11 (Sanitary Fixtures) and substitute Sanitary Fixtures
Where replacing sinks, basins and troughs the installation shall comply with AS/NZS 4386.2
(Domestic Kitchen Assemblies – Installation), with appropriate sealing of bench top edges and faces,
to the edge and underside of the fixture(s). See Appendix F Housing on Designated Aboriginal
Lands – Trade Detail Drawings C1.10 for Wet Area Detail Drawings.
8.21.4.1
Taps
All taps shall be consolidated brass from the Bellevue range with vandal proof handles,
screwed/threaded SS seats with hydra seal washers fitted.
Taps are to be (as material schedule) provided with stainless steel seats and vandal-proof
handles for shower, kitchen sink, hand basin, bath and wash trough, screw nosed bib cocks
with stainless steel seats to washing machine taps and the shower head is to be (as
material schedule) a ball joint shower arm and rose, ceiling fixed to bearer, but set
horizontal, provided in structure.
8.21.4.2
Sink and Drainer
Replace like for like or the hand basin shall be Clark Bar Sink with Tap Landing 4004.3.
Shall be installed as per Appendix F Housing on Designated Aboriginal Lands – Trade
Detail Drawings C.1.6 Joinery Detail Drawing.
8.21.4.3
Wash Trough
The internal and external trough shall be a Clark 70 litre Flushline tub. Both shall be fixed
into existing benches. See Appendix F Housing on Designated Aboriginal Lands –
Trade Detail Drawings C.1.8 Laundry Bench detail drawing.
Fix supporting brackets (supported from wall and with legs to front of trough) with
galvanised bolts and fit stainless steel trough.
Connect sud saver inlet into the 40mm wash trough waste, entering at 40°. The laundry
floor waste gully shall be kept away from the front of the washing machine.
8.21.4.4
Floor Traps
100mm Floor Traps with 150mm storm water grate to bathroom and laundry floors. All wet
area floor graded to floor drain.
8.21.4.5
WC Suite
Shall be Caroma Concorde S Trap 834300W with a Caroma Slimline Dual Flush mid-level
233036W cistern and Caroma Deluxe seat.
Fix cistern to wall all in accordance with the manufacturer’s instructions. Bed pan firmly in
cement mortar, but not until floor tiling or topping has been completed. Seal fixing holes at
base of pan to approval. Fit flush pipe between cistern and pan.
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8.21.4.6
Bath
Baths shall be Caroma Stirling 1525 white porcelain on enamel steel. Bath shall be
installed on a mortar screed bed.
8.21.4.7
Breeching Pieces
Breeching pieces shall be wither cast in dezincification resistant brass or if fabricated the
cock bodies shall be of that material and the tubes of 60/40 brass all fully brazed together.
They shall be fitted with brass lugs for fixing to masonry or framing, allowing them to be fully
concealed. Lugs shall be brazed on to ensure appropriate fixing to stud work.
Provide and install a stainless steel seat to the breeching piece.
8.21.5 Delete 8.16 (Septic Tank Installation) and substitute Septic Tanks
Unless otherwise specified, provide an SA Health approved precast concrete tank of not less than
3000lt capacity. Tanks shall be supplied with a driveable cover slab. If a larger capacity septic tank is
required the additional capacity should be achieved by using two smaller tanks, in negotiation with the
Principal.
Where common effluent is available, provide and install pipes connecting the new tank to the local
common effluent system. Obtain SA Health approvals for connections.
Complete the installation, all work to be tested, inspected and passed prior to back fill in accordance
with and approval of SA Health.
The septic tank excavation shall be back filled in layers of approximately 150mm with sand or
granular material of a particular size not exceeding 20mm. Hand compaction equipment shall be used
to compact the backfill material to not less than 95% of its standard maximum dry density. Compacted
backfill shall be finished off at a height that ensures the weight of the septic tank cover slab is borne
by the surrounding ground and not the septic tank.
In fresh water catchment areas there may be extra requirements these need to be confirmed with the
Principal.
9.
ROOFING AND ROOF PLUMBING
9.1
WORKMANSHIP AND MATERIALS
9.1.1
General
All roofing components and fixings shall be designed and installed to withstand dead and live loading
and the design wind speed, in accordance with AS 1170 (Structural Design Actions – General
principles).
Gutters, downpipes, caps and flashings shall be in the longest practicable lengths. All laps in
materials shall be in the flow direction of prevailing winds where practical.
All materials shall be selected so that direct contact between incompatible metals or alloys does not
occur. Where the use of incompatible materials is unavoidable, they shall be separated by use of an
impervious, non-conducting material.
The completed roof shall prevent rain or dampness entering.
Provide all joints and joining materials, straps, collars and fastenings necessary to complete the work.
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9.1.2
Steel Sheet
All steel sheet shall comply with AS 1562.1 (Design and Installation of Sheet Roof and Wall Cladding
– Metal). For zinc or aluminium zinc coated steel sheet AS 1397 (Continuous Hot-Dip Metallic Coated
Steel Sheet and Strip - Coatings of Zinc and Zinc Alloyed with Aluminium and Magnesium) applies.
For corrugated steel sheet AS 1445 (Hot-Dipped Zinc-Coated, Aluminium/Zinc-Coated or
Aluminium/Zinc/Magnesium-Coated Steel Sheet – 76 mm Pitch Corrugated) applies.
The steel grade and thickness shall be not less than stated. The thickness refers to the base steel
with a tolerance per AS/NZS 1365 (Tolerances for Flat-Rolled Steel Products).
Unless otherwise specified Colorbond shall be Colorbond Silicone Modified Polyester (SMP) coated
Zincalume or Galvabond steel.
9.1.3
Joints
For joints to Zincalume and Colorbond coated steel, provide 25 mm laps and fix with 4 mm sealed
Monel pop rivets with heads coloured to match the sheeting at 40 mm maximum centres. Prepare
surfaces and use acetic acid-free and amine-free silicone rubber sealants, applying the sealing layer
before fastening the joints wherever possible.
Make soldered joints in Galvanised steel sheet items with minimum 18 mm laps and not less than
three galvanised rivets per joint; use solder with non-corrosive flux, fully sweat joints and clean on
completion.
Refer to Bluescope Steel Coated Products Division for the current recommended sealants.
9.1.4
Flashings
All flashings shall comply with AS 2904 (Damp-Proof Courses and Flashings).
For steel deck roofs the flashing shall be made of the same material as the decking except the
thickness shall be at least 0.6 mm.
For tiled roofs use lead flashings or proprietary alternatives. (See Flashings to Tiled Roofs below)
Fibre cement sheets and plastic or polycarbonate roofing shall have colorbond flashings.
9.1.5
Penetrations
Make penetrations in sheet roofing, by forming a lipped hole and provide a sleeve up stand of slightly
larger diameter than vent or flue, with base riveted and soldered or sealed as specified for laps.
Provide vent or flue with collar to fit over spigot.
As an alternative flashing for roof penetrations, “Dektite” as manufactured by John Deks Australia Pty
Ltd, or similar proprietary items may be used. Installation shall be strictly in accordance with the
manufacturer’s instructions. Colour of flashing shall match roof background or as otherwise directed
on site.
For tiled, polycarbonate, plastic and fibre cement roofs flash penetrations with lead or proprietary
flashings.
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9.1.6
Sarking
Sarking shall be included where scoped or where required by the roofing manufacturer’s specification.
Sarking shall have a low flammability index and shall comply with AS/NZS 4200.1 (Pliable Building
Membranes and Underlays – Materials) and classified as heavy duty. Sarking shall be reflective on
one side and installed in accordance with AS/NS 4200.2 (Pliable Building Membranes and Underlays
– Installation Requirements).
Sarking shall be one continuous piece running from the ridge to the gutter with a cover of 200 mm
overlap on the ridge and 10 - 20 mm into all gutters. Sarking shall be fixed to supporting members by
broad-head clouts not less than 20 mm in length or of equivalent holding power, spaced at not more
than 300 mm centre-to-centre. If supporting the sarking from below it shall be by way of ceiling lining,
mesh or other suitable support.
Sarking shall be fixed with 150 mm minimum side laps per rafter run and at all joints which shall be
fixed to roof supports, and shall be installed to allow drainage of any water into roof gutters. Ends of
sarking shall project into all gutters 10 – 20 mm. It is to be laid with the reflective side down. All
penetrations and overlaps shall be sealed with sarking tape.
9.1.7
Ventilation
For a sheet metal roof, or a sarked tiled roof, where there are no gable vents, replace an existing nonfunctioning roof ventilator with a roof ventilator to each unit equal to a rotary ventilator ozvent or equal
with a 300 mm throat, coloured to match the roofing material. Install the ventilators as close as
practical to the ridge of the roof on the rear elevation.
9.1.8
Roof Anchors & Fall Arresters
9.1.8.1 General
Permanent fixings or other structures that are needed for safely working at heights shall
only be installed with the Principal’s written approval, or where scoped in the broad scope.
Fall protection shall be selected to meet with the Work Health and Safety Act and
Regulations 2012, and AS/NZS 1891 (Industrial Fall-Arrest Systems and Devices – Set), in
accordance with site conditions.
Fall arrest devices shall be chosen based on the location, roof type, structure, site
conditions and shall be fixed to an appropriate substrate according to the requirements of
AS/NZS 1891 (Industrial Fall-Arrest Systems and Devices – Set) and the manufacturer’s
recommendations.
Before any device is installed the contractor is to supply the Principal with the details of the
device and the proposed location.
9.1.8.2 Installation
The contractor is to provide and install the approved device(s) in accordance with the
manufacturers recommendations and AS/NZS 1891 (Industrial Fall-Arrest Systems and
Devices – Set). As constructed details shall be supplied to the Principal so that the devices
can be recorded for future use and maintenance.
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9.1.8.3 Maintenance Inspection
Before carrying out an inspection request the details of the devices to be inspected
An annual visual inspection of anchor points and fall arrest devices shall be carried out by a
competent person who will visually check for modifications, deterioration or corrosion of the
device or supporting structure that may lead to loss of anchorage strength.
Where anchors or fixings have loosened from their secure point or there are differences in
the parent structure, concerns must be reported to the Principal.
9.1.8.4 Maintenance
All maintenance or replacement of devices shall be carried out in accordance with the
manufacturer’s specification and, AS/NZS 1891 (Industrial Fall-Arrest Systems and Devices
– Set). Where the anchor is removed or relocated the area is to be made good
9.2
TILE ROOFING
9.2.1
Concrete Tiling
Supply and fix concrete interlocking tiles complete with all accessories, of pattern and colour as
nominated.
Tiles shall be manufactured to AS 2049 (Roof Tiles) and installed in accordance with AS 2050
(Installation of Roof Tiles) and the manufacturer’s recommendations.
9.2.2
Flashings to Tiled Roofs
Provide flashings over tiles in 20 kg/m2 lead where exposed to the weather or 10 kg/m2 where the
flashing is not exposed to the weather, with aprons and overlaps at joins as necessary.
Alternatively use Wakaflex, Smartform, Duraflash or equal approved. Install according to the
manufacturer’s instructions, with aprons and overlaps at joins as necessary. Colour is to match the
existing or new roof.
Where applicable turn up to fix under any cladding material of gables, spandrels, etc. and fix to
adjacent surface at close centres.
Flash to vents and flues penetrating roofs. Carry up under upper tile course and seal and fix overflashings.
Dress down and neatly trim to even lines and to the approval of the Principals representative all lead
flashings over tiles, including those set into masonry.
Note that lead flashings shall not be in contact with any sheet metal. If proximity is unavoidable
provide electrolytic insulation between all such surfaces.
9.3
WARRANTY
For a period of Seven Years after the date of practical completion of a complete roof, the Contractor
shall guarantee the roofing against leakage and misplacement of the covering material due to any
fault in the material or its fixing.
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The Contractor shall make good any such defect occurring during that period and any damage
caused to the structure as a result of the defects.
The making good shall be treated as urgent and be carried out within seven days of notification by the
Principal, except leakage shall be rectified as soon as practicable and within 24 hours of notification.
9.4
GUTTERS
9.4.1
Eaves Gutters Generally
Provide gutters to all eaves and wherever else indicated.
Replace or fit new gutters in D-shape, O.G., square, smooth line or half round as scheduled or to
match existing. In the absence of a positive indication, provide smooth line gutters.
Provide stop ends to all gutters and include reinforcing gussets to each corner. Where replacing
double return end to gutters on gable walling, replace with like for like. Premade corner mitres are
NOT to be used to avoid double sets of joints.
Form pops to suit downpipes and properly rivet and seal at junctions.
Fall gutters to downpipes at a minimum grade of 1 in 200 towards the outlet. Where rainwater tanks
exist or are installed fall the gutters to enable the maximum quantity of roof water to enter the tank.
For houses where the rainwater tank feeds the toilet, at least 50m2 of roof shall be directed to the
downpipe feeding the tank. For houses with two interconnected tanks feeding the toilet, at least 80%
of the roof shall be collected by the tanks.
When renewing complete gutters provide concealed brackets that adequately support the back and
front of the gutter. Remove the gutter moulds and prepare fascia for painting. Part gutter
replacement is to match existing.
9.4.2
Gutter Material
Form gutters of 0.55 mm grade G300 or 0.42 mm grade G550 (Hi Tensile) Colorbond SMP. Where
gutter is to be painted the outside face shall be white or grey.
Where matching existing galvanised gutters or where they are scheduled, gutter to be 0.55 mm grade
G300 or 0.42 mm grade G 550 (Hi Tensile) Z275 Galvabond steel or AM125 Zincalume.
9.4.3
O.G., D-Gutters and Square Gutters
Gutters shall be in long lengths, of 125 mm nominal width x 70 mm minimum effective depth.
Support all gutters by using 19 mm wide x 2 mm thick concealed galvanised gutter brackets spaced at
a maximum of 900 mm centres. Secure brackets to top of timber fascia's using 40 mm x 3.5 mm
twisted shank galvanised nails or 30 mm x 10g self-drilling screw complying with AS 3566, Class 3
(Self-Drilling Screws for the Building and Construction Industries – Set).
9.4.4
Smoothline Gutters
Gutters shall be in long lengths and a nominal size of 140 mm wide x 85 mm deep.
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Support all gutters by using concealed galvanised gutter brackets spaced at a maximum of 900 mm
centres. Secure brackets to top of timber fascia’s using 40 mm x 3.5 mm twisted shank galvanised
nails or 30 mm x 10g self-drilling screw complying with AS 3566, Class 3 (Self-Drilling Screws for the
Building and Construction Industries – Set).
9.4.5
Half Round Gutters
Support all gutters on 19 mm wide x 2 mm thick surface mounted galvanised gutter brackets spaced
at a maximum of 900 mm centres. Secure brackets to front of timber fascia’s using 20 mm x 4 mm
round head zinc plated wood screws.
Where there is no fascia, support gutters on 19 mm wide x 5 mm thick galvanised brackets, folded
over gutter bead, hooked over lower tile or sheet batten. Locate bracket immediately over a rafter or
truss top chord, at 1200 mm max. centres.
9.4.6
Valleys
Form 350 mm wide overall valley gutters, laid on gutter boards, turned up at edges and carried 150
mm under roofing on each side.
For tiled roof the valley gutter shall finish grey on the face. On a Colorbond roof the gutter shall match
the roof colour. On a zincalume roof use zincalume valley gutters.
Joints shall be lapped at least 225 mm and sealed. Flash at head, cut neatly and turn down into
eaves gutters.
9.4.7
Secret or Box Gutters
Replace secret gutters against masonry abutments, or barges on boundaries, to roofs in the same
size as existing.
Box gutters shall have a minimum fall of 1 in 50 towards the outlet and shall be fitted with relief
overflow pops of at least 40 mm diameter.
9.4.8
Gutter Guards
Gutter guards are to be provided where trees overhang the gutter particularly where the gutter
supplies water to a rainwater tank.
The following guards are considered acceptable Leaf Stopper Aluminium Gutter Protection or On
Guard.
9.4.9
Re-Fixing Gutter Supports
Check the fixings of the gutter supports and the fascia. If the fascia is not sound repair the fascia.
Check that the gutter has the correct fall. Replace any gutter straps or brackets that have corroded or
are bent out of shape. Adjust the gutter supports if necessary to give the required falls and then
either tighten or provide new fixings to the gutter supports. Loose nails are to be replaced with
screws.
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9.4.10 Re-Sealing Gutters
Remove the rivets or screws and clean the surfaces of both mating sections of gutter. Insert sealant
into the lap joint to form a complete waterproof seal for the whole perimeter of the gutter and reinstall
or replace the mechanical fastenings.
For all gutters other than valley there shall be an overlap of at least 25 mm. For valley gutters the
overlap shall be 225 mm.
9.5
DOWNPIPES
9.5.1
General
Replace existing downpipes in the same position or install new downpipes where indicated or directed
by the Principals representative.
Provide any other downpipes for the connection of different roof levels.
Where downpipes from an upper level roof discharge onto a lower level roof, provide spreaders 600
mm long with 20 mm holes at 100 mm centres to discharge the water evenly, at the base of the
downpipes.
Immediately after gutters are fixed, erect downpipes permanently.
Where a site storm water system applies connect the downpipes directly into the system using an
approved adaptor to suit the profile of the downpipe.
9.5.2
Material
Form downpipes of 0.55 mm grade G300 or 0.42 mm grade G550 (Hi Tensile) Colorbond SMP.
Where gutter is to be painted the outside face shall be white or grey.
Where matching existing galvanised downpipes or where they are scheduled, downpipes to be 0.55
mm grade G300 or 0.42 mm grade G 550 (Hi Tensile) Z275 Galvabond steel or AM125 Zincalume.
Where a wet storm water system is installed the downpipes are to be in the same material as the
storm water system. The downpipes are to be in 80 mm uPVC sewer class pipe unless detailed
otherwise.
Metal downpipes can be replaced with UV resistant UPVC with the same internal cross sectional
area.
9.5.3
Rectangular or Square Downpipes
Downpipes shall be a nominal 70 mm x 70 mm or 100 mm x 50 mm or to match existing, well entered
and sealed at joints, complete with bends and shoes.
Unless provided in one length, make joints with sealed laps and Monel rivets.
9.5.4
Round Downpipes
Downpipes are to be a minimum 75 mm diameter with minimum number of off-sets, slip joints, and
shoes with gusseted elbows if required. Where a wet storm water system exists or is to be installed
the downpipe shall be an extension of the storm water system in 80 mm uPVC sewer class pipe.
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9.5.5
Fixing Downpipes
For square downpipes fix each at least twice in its length at maximum 1500 mm centres, with 50 mm
x 0.5 mm straps of matching Colorbond steel. Fix securely to wall using proprietary corrosion
resistant fixings.
Round downpipes shall be fixed at maximum 1500 mm centres with heavy duty galvanised 2 piece
standoff brackets set into wall and leaving approximately 50 mm clearance. For wet systems fix the
riser (dp) to the wall with proprietary brackets at least twice in its height at a maximum of 1.5 m
centres. Insert foam, or similar, between the brackets and the riser to allow the riser to slide in case
of ground movement. Provide a movement joint between the gutter pop and the riser.
In masonry construction fixing of downpipes shall be into the body of the masonry units at all times.
Where downpipes are located on steel columns secure the downpipe straps using approved one
operation screws which comply with AS 3566 Class 3 (Self-Drilling Screws for the Building and
Construction Industries – Set).
9.5.6
Repairs to Downpipes
Completely replace any damaged section with like for like. Repair any leaking bends. Ensure
downpipe straps are securely fixed and re-fix as necessary. Ensure bottom of downpipe penetrates
the storm water collar by 20 mm and the downpipe is not seated on the fitting, except for a wet
system where this is to be a sealed joint.
Where there is no connection to a storm water pipe, provide a shoe at the base to direct the water
away from the building.
9.6
STEEL ROOFING
9.6.1
General
Sheet metal roofing, comprising of performed sheet and purpose-made accessories forming part of an
approved proprietary metal roofing system, shall comply with AS 1562 (Design and Installation of
Sheet Roof and Wall Cladding – Set) & AS 1365 (Tolerances for Flat-Rolled Steel Products).
Sheets shall be supplied in continuous lengths.
Sarking shall be provided where required by roof sheeting manufacturer’s specifications.
Profile shall match existing or be Custom Orb unless scheduled otherwise.
9.6.2
Fixing
Roof sheeting shall be fixed with prefinished colour matched screw fixings comply with AS 3566 (SelfDrilling Screws for the Building and Construction Industries – Set) in accordance with the
manufacturer’s specification.
For Custom Orb there shall be 5 fixings per 760 mm wide sheet fastened at the crest (valley riser) on
end supports and end laps. For internal supports 3 fixings per 760 mm wide sheet fastened at the
crest (valley riser). In all cases one of the screw fixings shall be through the lap.
Flashings and capping’s shall be fixed with prefinished colour matched screw fixings comply with AS
3566 (Self-Drilling Screws for the Building and Construction Industries – Set) or with pre finished
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colour matched rivets at 600 mm max centres to the roof deck. All lengths of flashing or capping shall
be fixed with a minimum of 2 mechanical fixings.
Flashings against a masonry wall are to be turned a minimum of 10 mm into the wall securely wedged
and sealed to the masonry.
9.6.3
Capping’s and Flashings
Capping’s and flashings shall be so constructed as to prevent the ingress of rain or moisture and shall
be scribed to the roof deck in bushfire prone areas. Flashings shall comply with AS/NZS 2904
(Damp-Proof Courses and Flashings). Maximum spacing on fixings for capping and flashings shall be
400 mm. Fixings shall be screws or pop rivets.
Flashings shall be provided around chimneys, vent pipes, roof lights and other roof penetrations (e.g.
air conditioning ducts), down roof slopes abutting masonry walls, canopies and wherever else they
are required to prevent rain or dampness penetrating to the inner parts of a building.
Visible flashings shall be Colorbond or Zincalume coated steel, to match the selected roof covering
and capping. “Dektite” as manufactured by John Deks Australia Pty Ltd or similar proprietary items
may be used for pipe and similar round penetrations.
Unless otherwise detailed flashings are to be stepped or parallel to match existing.
9.7
SKY LIGHTS
Supply and install, where applicable, an approved roof light (sky light) complete with all necessary
fittings, and providing a duct size of 500 mm square or diameter with an internal reflective surface.
The acrylic dome light shall be moulded from 030 Opal acrylic, 3.2 mm thick up to a maximum of 1200
mm x 1200 mm, and secured in an approved manner. Where the fixings penetrate the acrylic, fix
through oversized holes, with neoprene spacers and washers protecting the acrylic from the metal
fixings.
Install the roof light to the manufacturer’s instructions and to the approval of the Principals
representative.
Where existing items clash with the location specified seek written direction from the Principals
representative before proceeding.
Other proprietary brand roof lights may be used subject to the approval by the Principals
representative.
Finish at ceiling opening with a moulded plastic aluminium or galvanised steel T-bar section, finished
white, fitted with a 4.5 mm (K15 type) clear prismatic diffuser.
9.8
EXHAUST FAN FLUING
For exhaust fans flued through the roof install a ‘Streamlite’ roof vent assembly in colour to match roof
and flashed to roof in matching flashings. Provide a 350Ø flexible duct securely fixed to back of fan
and to the roof vent.
Alternatively install a Fantech EZIFIT fan with 150 mm duct to the ceiling register. Fix in accordance
with manufacturer’s requirements and seal duct to roof with a “Decktight” or equal approved.
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9.9
RAINWATER TANK INSTALLATION
9.9.1
Rainwater Tank
All rainwater tanks are to be fitted with mosquito proof mesh inlet and outlet. A self-cleaning system
is preferred such as a continuous pipe through the tank connecting the inlet and outlet with a section
of the bottom of the pipe removed and covered with the mesh.
(i) New rainwater tanks to feed toilet cisterns
The tanks shall be 1000 litre round or rectangular “Colorbond” or pre-finished colour steel
rainwater tank or a coloured poly rainwater tank suitable for holding drinking water.
Tanks shall be coloured to match the fence colour and shall be located outside eaves line.
The space between the tank and the house shall, as a minimum, allow for the perimeter paving
between tank or tank stand and the house.
The tanks are to come complete with the inlet and outlets as detailed on the drawing,
including connection points for mains water and the toilet cistern. The outlet from the
rainwater tank to the cistern shall be 1100 mm above finished floor level.
Set the float valve to maintain 200 mm of water in the tank. Check that the 12 mm
screw nosed bibcock is 50 mm above the maintained water level.
(ii) Replacement tanks
Where replacing tanks the tank shall be of the same capacity and of similar dimensions to the
existing, made of zincalume, aquaplate, “Colorbond” or pre-finished coloured steel or a coloured
poly rainwater tank suitable for holding drinking water and attach to existing plumbing.
9.9.2
Installation
9.9.2.1 General
Connect roof gutter to tank with a 90 mm diameter uPVC downpipe.
Provide overflow of 90 mm diameter downpipe strapped to tank stand and discharging with
gusseted shoe onto 1800 mm precast concrete surface drain or into storm water systems or
into a detention tank as applicable.
9.9.2.2 Larger round tank
Set steel tank on stand over 72 mm x 22 mm Jarrah battens set 50 mm apart fixed to
concrete slab or the joists and trimmed to the tank edge. Tie down tank with four double
galvanised wires looped through steel eyelets set in concrete slab and twitched to a double
4.0 mm galvanised wire band set in the tenth corrugation, or to the manufacturer’s
recommendations.
Alternatively where the tank is supported on joists tie down the 100 mm x 50 mm Jarrah
joists by twisting over and stapling the galvanised wire ties, cast into concrete walls. Tie
down tank with the wires looped through joists.
For poly tanks install as per the manufacturer’s instructions.
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Fit tank outlet with 20 mm range cock with lever head and rough body nickel finish.
Reticulate to laundry or toilet as applicable (Refer Plumbing - Section 8).
9.9.2.3 Tank plumbed to toilet
Attach tank to stand with straps as specified by the manufacturer of the tank.
The tank is to be plumbed to the toilet from the 20 mm outlet near the base of the tank,
including a 20 mm low pressure isolating valve located between 1000 mm and 1200 mm
above the ground.
Connect mains water to the inlet valve at the top of the tank, including an isolating valve at
1200 mm above the ground on the inlet pipe. Adjust the float of the inlet valve to maintain
between 180 mm and 200 mm of water in the tank.
9.10
COMPLETION & MAKING GOOD
On completion clean out all gutters and downpipes, test the roof and roof flashings and leave all in a
weatherproof condition. Where there is a rainwater tank plumbed to the toilet, check the operation of
the inlet valve and check the maintained water level in the tank.
9.11 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
9.11.1 (Substitution for 9.1.7) Ventilation
Rotary ventilation devices are not used. Where a vent requires repair or replacement it shall be a 450
mm mushroom vent. The Contractor shall ensure that the vent is clear, operational and secured with
brackets where necessary.
9.11.2 (Addition to 9.4 GUTTERS) Roof Gutter Brackets
Roof gutters shall be supported by 19 mm wide x 2 mm thick galvanized gutter brackets spaced at a
maximum of 900 mm centres.
9.11.3 (Substitution for 9.5 DOWNPIPES 9.5.2 Material) Downpipes
Downpipes shall be DN100 sewer grade uPVC, well entered and sealed at joints, complete with
bends.
Fix each one twice in its length, or at a maximum 1500 mm centres, with 50 x 0.8 mm straps on
columns or formed 75 x 32 x 50 mm wide stand-off bracket on cladding. Fix with galvanized or brass
screws.
On masonry substrates, fixing of downpipes shall be into the body of the masonry units at all times.
Where downpipes are located on steel columns, drill and tap the columns and secure the downpipe
straps using approved one operation screws which comply to AS 3566 Class 3 (Self-Drilling Screws
for the Building and Construction Industries – Set).
Stormwater drainage including overflows from rainwater tanks shall be directed away from the
building footing with a 1200 mm long concrete splash pad.
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9.11.4 (Addition to 9.9 RAINWATER TANK INSTALLATION 9.9.2 Installation) Rainwater Tank
Installation
Rainwater tanks with overflow shall be installed as per Tank Stand Detail YD9, see Appendix F
Housing on Designated Aboriginal lands – Trade Detail Drawings.
10.
ELECTRICAL
10.1
PRELIMINARIES
10.1.1 Quality of Work and Materials
NOTE: Housing on Designated Aboriginal Lands uses an alternative range of electrical
products. Please refer to the end of this section and Appendix G Housing on Designated
Lands Materials Schedule for further detail.
The Works shall be carried out and completed in a substantial and professional manner with new
materials suitable for their purposes and of first grade quality.
All equipment shall be installed in a manner totally consistent with the manufacturer’s
recommendations and requirements. Where this specification requires standards higher or in excess
of the above standards, then the specification requirements shall be adhered to. Equipment shall be
located where it can be easily and safely maintained.
The Contractor shall make all necessary arrangements for approvals, inspections, be represented as
required, and pay all fees and associated costs and obtain all consents necessary for the execution of
the work unless otherwise previously arranged in writing by the Principals representative.
The electrical work shall be carried out only by competent qualified tradesperson holding a current
endorsed licence recognised by the Regulatory Authority.
Work on occupied units is to be carried out so that it causes the minimum disruption to the tenant and
on group sites power interruptions shall be kept to a minimum. Except in an emergency the occupiers
of a site shall be given 48 hours’ notice of a power interruption.
All cables or conduits shall be concealed and switches recessed unless specific written approval is
given for surface mounted items.
No cables are to be run down chimneys except for cables to an electric heater installed in the fire
place serviced by that chimney.
Fire seal the openings in floors, ceilings and walls where wiring and wiring enclosures pass between
fire isolated areas. Fire seal such openings so that the fire rating of the seal when completed
corresponds to the highest fire rated area between which they seal.
10.1.2 Applicable Standards
The work of this Specification and the equipment supplied shall, be carried out to the requirements of
the current Standard Codes as applicable:
1.
The Service Rules and Conditions of Supply by SA Power Networks.
2.
Australian Standard AS 3000 – (Electrical Installations - Australian/New Zealand Wiring
Rules) and the standards referenced therein.
3.
Building Code of Australia.
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Other applicable Australian Standards:
AS 1158.3.1
Lighting for roads and public spaces - Pedestrian Area (Category P)
lighting – Performance and design requirements
AS 1284
AS 1284.1
Electricity Metering (Set)
Electricity Metering - General Purpose Induction Watt-hour Meters
AS 1345
Identification of the contents of pipes, conduits and ducts
AS 1367
Coaxial cable and optical fibre systems for the RF distribution of analog
and digital television and sound signals in single and multiple dwelling
installations
AS 1680
AS 1680.1
Interior Lighting – Safe movement
Interior and workplace lighting – General principles and
recommendations
Interior and workplace lighting – Specific applications – Circulation
spaces and other general areas
AS 1680.2.1
AS/NZS 2053
Conduits and fittings for electrical installations Set
IEC 61000-3-6
Electromagnetic compatibility (EMC) – Part 3-6: Limits – Assessment of
emission limits for the connection of distorting installations to MV, HV
and EHV power systems
AS 2293
AS 2293.1
Emergency escape lighting and exit signs Set
Emergency escape lighting for buildings - System design, installation
and Operation
AS 2293.2
Emergency evacuation lighting for buildings - Inspection and
Maintenance
AS/NZS 60925
D.C supplied electronic ballasts for tubular fluorescent lamps –
Performance requirements (IEC 60925, Ed. 1.2 {2001} MOD)
AS/NZS 60921
Ballasts for tubular fluorescent lamps – Performance requirements (IEC
60921:1998, MOD)
AS/NZS 61048
Auxiliaries for lamps – Capacitors for use in tubular fluorescent and
other discharge lamp circuits – General safety requirements
AS/NZS 2648.1
Underground Marking Tape – Non-detectable tape
10.1.3 Power Supplier Requirements
Provide the works required by the supply authority to complete the electrical services installation,
including the installation of equipment supplied by the authority.
10.1.3.1
Application for Power
The contractor shall be responsible for the cost of power for the work.
If a new supply is required, immediately upon taking possession of the site the Contractor
shall lodge with SA Power Networks an ‘Application for Supply’ and pay all relevant fees.
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Prior to completion of the project the Contractor shall obtain a final meter reading and
disconnect any temporary power.
For vacant properties the contractor may use the power if it is connected to the house free
of charge.
10.1.3.2
Electrical Supply Continuity
Maintain electrical supply to all areas occupied at the premises before any supply
interruption is attempted. Obtain approval from the Principals representative and provide a
minimum of 48 hours' notice before any such interruption requirement.
10.1.4 Samples of Products
Where selected, the Contractor shall submit, to the Principals nominated representative, duplicate
samples, properly identified, of any materials or items specified to be used in the works. One shall be
suitably signed and returned to the Contractor who shall, keep both samples in a safe place on the
site.
Sample labelling shall include a permanent label or tag indicating the following:
1.
Project name.
2.
Description of sample.
3.
Subcontract trade package.
4.
Contractor's name.
5.
Contractor's contact details.
6.
Approval date.
Where samples have been approved at locations other than at site, make arrangements, at no
additional cost, for samples to be transported to site, where they are to remain, duly labelled, and
available for inspection, for the complete duration of the project.
10.2
NEW WORK AS EXECUTED
10.2.1 Provision of Drawings
For Commonly Serviced sites before the date of Completion supply as constructed drawings of
underground cable routes.
The drawings shall be in the form of A1 size, to a scale 1:200, folded to A4 size and neatly enclosed
in a clear heavy duty, vinyl envelope for placement in the main switchboard and 1 copy to be
forwarded to Technical Services, Housing SA.
After consultation with the Principal for correct presentation and contents of ‘as built’ drawings supply
a full set of prints of these documents prior to the date for Practical Completion. The prints shall detail
the full extent of the installation in a logical sequence and shall include piping and control schematics.
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10.2.2 Maintenance and Operating Manuals
For site lighting or major equipment prior to completion of the installation, prepare and provide a
composite document with all requisite technical information, describing the installed equipment and
the complete operation of the installed systems.
Manuals shall contain as installed drawings of the installation in plastic folders and indexed.
Provide three (3) copies of full operating and service instructions in the form of Operating Manuals.
Each manual shall be typed or printed on quality A4 size paper, written in English language, neatly
bound in vinyl covered rigid covers, permanently labelled on the front with the project name, service
and date.
10.3
INSPECTIONS, NOTICES, TESTING AND COMMISSIONING
10.3.1 Inspection
For site lighting installations and for complete rewire work provide a minimum of 2 days’ notice so that
inspection by the Principals representative may be made when the installation is ready for
acceptance.
10.3.2 Notices
Obtain and complete all notices required to complete the electrical installation and pay all associated
fees, costs and the like. Submit a Certificate of Inspection from the Supply Authority to the Engineer
and carry out all tests as requested by the Supply Authority providing the necessary labour and
instrumentation to complete such tests.
10.3.3 Site Testing and Commissioning
Site testing shall always include the following:
(i)
Insulation resistance measurements to AS 3000 1.5.2 AS/NZS Wiring
Rules/Fundamental Principles/Control and isolation.
Earth resistance measurement to AS 3000 1.5.3 AS/NZS Wiring Rules/Fundamental
Principles/Protection against electric shock.
(ii)
During testing, replace fuses and equipment damaged as a result of incorrect installation work.
Arrange for the supply authority to install its equipment and make connections.
Clean all new fittings, reflectors, mirrors and diffusers and replace any faulty lamps.
10.3.4 Electrical Safety Check
Where specified, and for all vacant properties, a licensed electrician is to carry out the following
electrical checks to ensure the safety of future tenants or other contractors:
A) Where mains electricity is connected to the dwelling:
•
test earth continuity including fittings, appliances & main earth
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•
test power points for polarity
•
check load centre labels and their alignment with the correct designated circuits
•
visually check roof space from access hole for illegal, faulty or exposed wiring &
including junction boxes
•
check stabilisation brackets on stoves/cookers
•
smoke alarm – check location and test audible alarms and check installation of smoke
alarm
•
check for hazardous or dangerous wiring or equipment, including to shed & sleep out
etc.
•
undertake a full test of RCD, recording Trip Current and Trip time
•
if not identified on the works order rectify dangerous/hazardous wiring & fittings
immediately or if combined cost exceeds $200, report to the Principals representative.
B) Where mains electricity is NOT connected to the dwelling:
•
test earth continuity including fittings, appliances & main earth
•
visually check load centre labels and their alignment with the correct designated
circuits
•
visually check roof space from access hole for illegal, faulty or exposed wiring &
including junction boxes
•
check stabilisation brackets on stoves/cookers
•
smoke alarm – check location and test audible alarms and check installation of smoke
alarm
•
visually check for hazardous or dangerous wiring or equipment, including to shed &
sleep out etc.
•
if not identified on the works order rectify dangerous/hazardous wiring & fittings
immediately or if combined cost exceeds $200, report to the Principals representative.
(This is to ensure that if someone has the power reconnected a dangerous situation
would not occur).
NOTE:Additional items can be added to a maximum of $600, which are specific to the actual item claimed.
Where the actual item is ‘electric safety check’ the intent is to ensure the house is safe for its tenants.
In this context the following item codes are not to be added, they require a new order and
authorisation from the instigator.
• any ‘install or supply and install item’ excluding smoke alarms
• rewire power circuit where the rewire or the sum of the rewire and other additions >
$600.
• change over stove
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• repairs as quoted/directed
If found, contractors are to carry out Priority 1 (P1) & Priority 2 (P2) works and list them on the
Office of the Technical Regulator Certificate of Compliance
Priority 3 (P3) works are to be noted in ‘SECTION B’ of the Certificate of Compliance
Priority 1 means immediately dangerous wiring or equipment
A typical scenario is exposed live parts. Examples could include covers missing off
junction boxes, damaged cable insulation, which exposes conductors etc. Any situation
where only one action (i.e. a person touching the object, could result in electric shock)
Priority 2 means potentially dangerous
A typical scenario for this would be an unearthed metal piece of equipment or circuits
without correct over current or short circuit protection. This means that it requires a single
fault for the installation to become immediately dangerous. A typical scenario for this
would be an unearthed metal light fitting becomes live due to an active conductor coming
into contact with exposed metal which then creates a P1 situation where if a person
touches the fitting they would receive a shock. Basically, it requires two actions for a
person to receive a shock. Firstly the fitting is not earthed, and a fault in the wiring occurs
to make the fitting live
Priority 3 is a technical breach of the electrical standards.
That has not resulted in a dangerous or potentially dangerous situation. Examples include
incorrect spacing of fixings, unpainted earth electrode connection etc.
At the completion of the project provide Certificate of Compliance to AS 3000 (AS/NZS Wiring
rules/Appendix E: E3.3).
10.4
WARRANTY
The electrical installation shall be warranted by the Contractor for a period of twelve (12) months from
the date of issue of the Certificate of Practical Completion.
Fair wear and tear, light globes and breakages shall not form part of the Warranty except where any
of these are a result of faulty installation.
10.5
UNDERGROUND CABLING
10.5.1 Generally
Excavate to the lines, levels and grades as required for underground services. Make the trenches
straight between markers with vertical sides and uniform grades.
For details of depths required, trenching and reinstatement refer to Concrete - Section 5 and
Excavation and Filling Section 4.
Take care not to damage any other services.
Lay conduits and cables and backfill the trench as quickly as possible.
Under roadways and areas subject to traffic movement, install cables in a duct or conduit extending to
not less than 1 m on either side of the sealed surface or trafficable area and encase in concrete
having a minimum cover thickness of 100 mm.
Cap but not glue the buried entries to ducts and conduits. Seal spare ducts or conduits immediately
after installation, and seal the others after the cable installation.
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Place polypropylene draw cords in conduits not in use.
10.5.2 Cables Adjacent to Fencing
Where an underground electrical cable passes under or occurs within 1 metre of a fence, supply and
lay 500 mm wide x 40 mm thick concrete slabs over the cable. For a fence crossing the slabs shall
extend not less than 1000 mm each side of the fence.
10.5.3 Cable Routes
For underground cables in groups of units and consumer mains for attached houses or single units,
accurately locate underground cables using route markers placed at joints, route junctions, at
changes of direction, terminations and entry points to buildings.
Mark the direction of the cable run by marker plate direction indicators. Provide four distinct versions
of the marker plate containing ‘single’, ‘through’, ‘L’ and ‘T’ arrows, with the latter three containing a
centre marking. A group of two or more plates may be required at some route junctions.
Install the marker plate flush in a 200 mm minimum diameter concrete base, not less than 200 mm
deep, or cast into concrete paving. Set the marker flush to the surface,
10.5.4 Underground Cabling, Trenching and Backfilling
1.
Provide underground cabling of either TPS or TPI cables as appropriate in heavy duty rigid
PVC enclosures to Category A. Before commencing excavation mark out and obtain
approval for all cable routes. Maintain accurate records of all underground installed cables
for inclusion into "as installed" drawing detail.
2.
Provide a minimum 50 mm layer of clean filling to form a cable bed for all underground
conduits. Excavated soil may be re-used as a bedding where approved by the Principal
providing it is free of rock, stone chips and the like which may cause damage or distortion to
conduit and/or cables during backfilling and compaction.
3.
Backfill all trenches with approved soil, free from organic material and building rubble, to a
minimum of 85% Maximum Modified Dry Density (MMDD). Where trenches run under
roadways and building platforms, backfill and compact with approved fill material to 95%
MMDD.
4.
Install all underground cables in unbroken sections between termination points unless
approval is first obtained from the Principals representative for any intermediate joints
where long runs are concerned. Match jointing methods and materials to the cable type and
in accordance with the cable manufacturer's recommendations. All joins are to be in a pit.
At each cable joint and termination leave a spare loop in the cable with sufficient length for
future repairs in the event of a failure. Install 150 mm below ground level and directly above
the cable a minimum 100 mm wide marker tape to AS 2648 (Underground marking tape –
Non-detectable tape), suitably labelled with black stencilled repetitive lettering indicating
electrical cable below.
5.
Provide set cable markers to indicate the cable route at each change of cable direction and
spaced at 30 m maximum interval on straight runs. Where more than one cable follows the
same route locate markers over the centre of the cable group. Fabricate cable markers with
cable route arrow indication and identification LV service as appropriate. Construct and
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install a marker system including engraving in such a manner as to be a permanent fixture
within completed ground surfaces and not be subject to deterioration through the elements
and/or passing traffic.
Backfill in accordance with Section 4 Excavation and Filling. As an alternative to compacted fill
trenches in roadways shall be filled with deliberately weak concrete to the underside of the wearing
course.
10.5.5 Cable Pits
Unless otherwise specified cable pits shall be constructed from moulded fibre reinforced cement or
polymer cement to a minimum size of 650 mm wide x 350 mm wide x 900 mm deep. Provide a drain
hole in the base of each pit.
Directly beneath the drainage hole provide a drainage pit of minimum size 300 mm wide x 300 mm
deep, filled with 12 mm maximum size screenings.
The top of the pit is to be flush with the ground or footpath. The pit is to be located where it is unlikely
to be trafficked by any vehicle and the area around the pit does not drain water towards the pit and
where it is easily accessed for replacing cables.
Mould the word ‘ELECTRIC’ into a lid for use on any pit containing electrical power cables.
When installed fully seal the completed system with pit conduit and cable to prevent the ingress of
moisture. Grade underground conduit runs to selected pits to avoid build-up of water in underground
pipe and possible seepage into buildings.
10.5.6 Termite and Moisture Protection
In addition to the general requirements to seal conduits, as outlined elsewhere in this specification, all
underground conduits entering any building must:
10.6
1.
If not immediately in use, be sealed with a temporary cap.
2.
Sealed against the ingress of moisture at both ends with a pliable, non-setting waterproof
compound.
3.
If containing cables, sealed against the ingress of termites,
4.
Rigidly cast in to the structural concrete to ensure that moisture cannot enter around the
outside of the conduits
CABLES
10.6.1 General
Cables shall be selected and installed in accordance with AS 3000 (AS/NZ Wiring rules) AS 3008.1.1
(Electrical installations – Selection of cables – Cables for alternating voltages up to and including
0.6/1 kV – Typical Australian installation conditions).
(Note: Cables that are on circuits not protected by an RCD have special requirements.)
The minimum conductor size shall be 16 mm2 from the supply point to the meter and from the meter
to the load centre, and 1.5 mm2 for light circuits and 2.5 mm 2 for power circuits
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10.6.2 Cables TPI and TPS
1.
Enclose TPI cables in conduits or ducts with lids installed as specified elsewhere.
Segregate all cables into their respective groups e.g. lighting.
2.
Run TPS cables as open wiring in accessible ceiling spaces within cavity walls and other
similar concealed spaces where cables can be removed, renewed or modified as required.
3.
Provide enclosures permitting cables to be removed and renewed in all inaccessible areas.
4.
Provide ducts without lids where multiple TPS cable runs occur.
5.
Where two or more conductors per phase or conductors of different circuits are run together
take due care and notice to ensure that ratings of such cables are not affected. In doing so,
make reference to Australian Standards AS 3000 (AS/NZ Wiring rules) AS 3008.1.1
(Electrical installations – Selection of cables – Cables for alternating voltages up to and
including 0.6/1 kV – Typical Australian installation conditions)
10.6.3 Single Insulated Wiring in Conduit
Do not make conductor joints in through-runs of cables unless approved. Install boxes containing
joints in accessible locations. Any cable joints in underground runs shall occur in a pit.
Replace all wiring in conduits containing conductors with damaged insulation after determining and
removing the cause of damage.
10.6.4 MIMS Cables
Install the cable in accordance with the manufacturer’s recommendations.
10.7
CABLE SUPPORT AND ENCLOSURE
10.7.1 Generally
All conduits shall be a minimum of 20 mm diameter complying with AS/NZS 2053 (Conduits and
fittings for electrical installations – Set). All bends shall be sweep bends to allow drawing in of cables.
Unless otherwise specified, fix conduit saddles at a maximum of 1 m intervals in horizontal runs and 2
m intervals in vertical runs. Ensure that installed conduits are fully supported during construction.
Seal entry of conduits into SA Power Networks service pits with an approved seal.
10.7.2 Concealed Conduits
Where conduits are concealed in wall chases, embedded in floor slabs and installed in inaccessible
locations, run between points of termination with a minimum number of sets. Do not conceal conduit
fittings.
Locate conduits run in concrete slabs entirely within the structural slab. Do no run conduits in the
concrete topping unless approved.
Fix conduits directly to the reinforcing where the conduits pass above a single layer of reinforcing, or
fix midway between double layers of reinforcing. Route the conduits in slabs so as to avoid
crossovers and to keep the number of conduits in any one location to a minimum. Space conduits 75
mm apart in slabs.
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Ensure that conduits are not displaced, broken or damaged during concrete pours.
10.7.3 Non-Metallic Conduits and Fittings
Unless otherwise specified, use heavy duty type. Associated fittings shall be of the same material as
specified for the conduit.
Use orange conduit for HD type and Grey for LD type.
Use cemented joint. Adopt the manufacturer’s recommended procedure for making joints.
Standard size wall boxes shall be uPVC with barbed grips top and bottom and at each end, and
nominal wall thickness of 3 mm.
Use inspection-type fittings in accessible and exposed locations.
Where practicable have conduits preformed by manufacturer. At site, use correctly sized springs to
form sets in UPVC conduit. Bends shall be of large radii and, after setting, shall maintain effective
diameter and shape. Conduit sets distorted by kinks, wrinkles, flats or heating shall be rejected.
Where the conduit is exposed, as it passes over the footing, provide mechanical protection to UPVC
conduit. Except for getting from the ground to above the footing exposed electrical conduits are not to
be used.
10.7.4 Flexible Conduit
Fit flexible conduit to equipment and plant subjected to vibration or movement or where necessary for
adjustment or ease of maintenance (e.g. Stove, Hot Water Service).
10.7.5 Penetrations
Under no circumstances shall penetrations be made through any fire walls or structural members
without prior approval.
To enter a floor slab, run pipes entering a building at ground level under the waterproof membrane
and vertically penetrate the membrane and the floor slab.
Fit a uPVC sleeve for each penetration through ground floor slabs, ground floor beams and external
walls for cables not enclosed in conduit. In addition, for MIMS cables fit a sleeve for each masonry
penetration.
Provide a penetration of diameter 10 mm greater than the pipe or sleeve diameter for pipes and
sleeves penetrating existing external walls, ground slab or ground floor beams.
Obtain approval prior to making any penetrations through existing structures.
Seal penetrations around conduits and sleeves with an approved sealing compound. Seal the space
between cables within sleeves with an approved pliable waterproof compound.
10.7.6 Chasing
Chasing shall be of the minimum size needed and in any case the depth shall be no more than 1/3
the thickness of the masonry and shall run vertically where possible. Horizontal chases shall be no
longer than 1 m
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10.7.7 Ducting
Where required provide plain ducting from the following alternatives:
1.
Folded 1 mm thick hot dipped plated steel sheath Class Z300 coating to AS 1397
(Continuous hot-dip metallic coated steel sheet and strip – Coatings of zinc and zinc
alloyed with aluminium and magnesium).
2.
Folded 1.6 mm thick half hard aluminium sheet.
3.
Extruded 1.6 mm thick aluminium section.
4.
Extruded 2 mm thick rigid PVC section. Provide sheet metal ducting with machine formed
minimum 12 mm wide folds on the top edges. Extruded ducting with sections providing
adequate stiffening.
The complete ducting install
Provide full length lids with stiffened edges of screw fixed type for metal ducts and clip on type to PVC
ducts.
Fit all elbows, T-crossings, rises and other fittings with mitred corners free of sharp edges.
Provide removable lids with all fittings.
Provide metal thread type screwed fixings into tapped holes or captive nuts.
Paint ducting as required in accordance with the surface's colour scheme specified elsewhere. In the
absence of any such clause or instruction provide either galvanised or painted grey finish.
Support ducts at minimum centres using angle brackets off wall or ceilings as appropriate and in such
quantity as to prevent sag or distortion when fully loaded with cables.
10.8
LIGHTING
10.8.1 Fluorescent Light Fittings
Provide fluorescent light fittings as detailed, tested and approved to Australian Standard AS 3137
(Approval and Test Specification – Luminaires (Lighting Fittings)) or AS/NZS 60598.1 (Luminaires –
General Requirements and Tests) with lamps as nominated. All fittings shall be of first quality with
uniform type accessories and manufacture and be fitted complete with new lamps.
Provide ballasts complying with minimum loss requirements.
Each fluorescent lamp shall have the following minimum characteristics:
1.
A colour temperature of 40000 K.
2.
A colour rendering index (ha) 85.
3.
A luminous efficacy of 89 lumens/watt.
10.8.1.1
Fluorescent Ballasts
Ballast ratings:
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• For operation at 240 V 50 Hz with a maximum operating temperature of 130ºC.
Connections:
• Provide quick-connect terminals or teflon -insulated leads not less than 150 mm in length.
10.8.2 Discharge Light Fittings
Provide discharge light fittings as nominated. Lamps shall be high pressure sodium, fluorescent or
metal halide type as nominated, with appropriate ballast filters and starting equipment.
All fittings shall be fitted with reflectors designed for easy removal of lamp and reflector.
The complete assembly shall be well ventilated designed to withstand the temperature conditions for
the installation and have minimum loss ballasts.
Provide igniters of a type which disconnects upon ignition of the lamp. The design and use of igniters
shall be as recommended by the lamp manufacturer.
10.8.3 LED Light Fittings
Light Emitting Diode (LED) lights may be used in all locations. They shall come complete with all
control gear and shall have parts that are readily available. They are to be used and installed in
accordance with the manufacturer’s requirements. Particular attention shall be paid to ensure they
have the correct ventilation to ensure long life of the lights.
10.8.4 Emergency Lighting
For multi storey buildings, provide a system of single point emergency and emergency exit luminaries
as indicated and as required by the Building Code of Australia.
Provide a manual pushbutton test facility at each source distribution switchboard to initiate a 90
minute emergency lighting discharge timer to operate in accordance with AS 2293 (Emergency
Escape Lighting and Exit Signs for Buildings - Set Appendix D Figures D1, D2 and D3 as applicable).
All fittings provided shall be of uniform manufacture and of quality as outlined in section "Light
Fittings". Operation and installation shall be in accordance with AS 2293 (Emergency Escape
Lighting and Exit Signs for Buildings – Set).
Provide "as installed" drawings showing the final layout of the installed equipment and accessories,
and the route and location of interconnecting wiring.
Provide documentation of the required maintenance and records to AS 2293 (Emergency Escape
Lighting and Exit Signs for Buildings – Set), and carry out this maintenance for the duration of the
maintenance period.
10.8.5 Noise
The noise level of all interior light fittings shall not exceed NR 25 at a distance of 1.5 metres from the
luminaire when mounted in the ceiling.
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10.8.6 Group Site Lighting
For group housing sites provide site lighting complying with AS 1158.3.1 (Lighting for roads and public
spaces – Pedestrian area (Category P) lighting – Performance & Design requirements). The
minimum design standard shall be P2 unless agreed otherwise. In general external lighting is to be
controlled by a photo electric cell.
Ensure that the appropriate shields are correctly installed to avoid light spill causing issues to the
tenants or the neighbours.
10.8.6.1
Installation of Site Lighting
Erect Area lights by inserting a sleeve into the ground and filling the area around the pole
with compacted sand. Alternatively erect the pole using the rag bolt assembly supplied with
the pole, and set in concrete as detailed. Use the levelling nuts to plumb the pole and pack
under the base plate with grout.
Path bollard lights shall be set in concrete.
Wall lights on buildings shall be located at 3000 - 4000 mm above finished ground, unless
otherwise directed, fixed with proprietary fixings.
Wall mounted entrance lights to the building are to be at 2400 mm.
10.8.6.2
Special Upgrade Replacement of Lamps in Site Lighting
Where a Centurion metal halide or high pressure sodium 100-150W lamp system exists it
shall be replaced by an Odyssey 46W LED lamp system. Replace the Versalux lamp
housing with a Centurion fitting and then fit the LED lamps.
Replacement of LED lamps shall be like for like.
Where a Centurion fitting for LED lamps cannot be installed, lamp replacement shall be like
for like.
10.8.7 Light Fittings within Housing units
10.8.7.1
Installation
Install luminaries on proprietary manufactured supports, brackets and hangers where
available.
10.8.7.2
Location
Where the exact locations of luminaries are not shown on the Drawings or specified, locate
the luminaries so that:
(i)
They are approximately in the centre of the room and accessible for
maintenance without affecting personal safety.
(ii)
There is at least 1 light fitting in each room and one external light front and
back.
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On group sites adjust any external lights under night lighting conditions to provide the
required area lighting levels and ensure that no light is spilling into areas where it will annoy
either a tenant or a neighbour.
10.8.7.3
Batten Holders
Provide and install white batten holders either HPM3665 of Clipsal 530SS (Safety Wiring
Contact type) or equal complete with 75W pearl lamp.
Install a ceiling trimmer to suit the correct location for fixing.
Where existing batten holders have been partially or completely painted, replace the batten
holder.
10.8.7.4
Tenant Fittings
Tenant light fittings are to be maintained unless they are fittings that do not comply with the
regulations.
Where a tenant fitting is being replaced the tenant is to be notified in writing and the old
fitting returned to the tenant
10.8.8 Fluorescent Lights
In the kitchen area use a single tube 36W fluorescent light fitting in lieu of a batten holder.
10.8.9 Flats and Apartments
Light fittings in flats and apartments are to match existing or be consistent with the rest of the units in
the complex.
10.9
FIXED APPLIANCES
10.9.1 Application
Wire the equipment through an isolating switch adjacent to the appliance.
10.9.2 Hot Water Units (Including solar units)
The following procedure will occur for the supply and installation of a new or replacement Hot Water
Unit
In all cases only the Principals Hot Water Unit contract supplied hot water units, can be
installed. If an appliance other than one provided by the Principals Hot Water Unit contract
supplier, or the product list, or the scope of works, is proposed to be installed, the builder
and/or Installation Contractor is required to obtain written approval from the Principals
representative.
10.9.2.1
i)
For a new house or for a major upgrade
The builder is to allow provisions for a specified hot water unit.
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ii)
The builder is to allow for the isolator as specified below and is to terminate their work
at the isolator.
iii)
The builder is to advise the Principals representative of the type of hot water unit to be
installed.
iv)
Orders will be raised by the Maintenance Centre to the supply contractor and to the
Multi-trade contractor for installation.
v)
The Installation Contractor is to allow for wire from the isolator to the hot water unit.
vi)
.After installation, the installer is to complete the warranty form, certificate of
compliance and return this documentation to the Maintenance Centre.
NOTE: For a major upgrade the Multi Trade Contractor may be both the builder and the
installation Contractor.
10.9.2.2
For a replacement hot water unit
i)
Unless otherwise specified hot water units are to be replaced like for like, or the
nearest equivalent. See Section 8.8.7 Replacement of Hot Water Units
ii)
The Installation Contractor will determine the type of hot water unit required and advise
the Maintenance Centre (telephone 131 288 or 1300 170 127) to arrange delivery,
providing the following details; the Principals property address, type of hot water unit
required and delivery address
iii)
After installation, the installation contractor is to complete the warranty form, certificate
of compliance and return this documentation to the Maintenance Centre.
10.9.2.3
Installation
All hot water units are to be on a separate circuit.
For external ground/wall mounted mains pressure units or roof mounted units connect via a
20 Amp weatherproof isolator to AS 1939 (Degrees of protection provided by enclosures for
electrical equipment (IP code) – Wallcharts 1 & 2) rating IP56, adjacent the wiring entry via
flexible conduit rated for exterior application (uPVC stabilised).
For internal mains pressure or low pressure units connect via a 20 Amp isolating switch
adjacent to the unit.
For external Heat Pump or Instantaneous unit connect via a 15 Amp weatherproof isolator
to AS 1939 (Degrees of protection provided by enclosures for electrical equipment (IP
code) – Wallcharts 1 & 2) rating IP56, adjacent the wiring entry via flexible conduit rated for
exterior application (uPVC stabilised).
For external Heat Pumps the unit may be used provided there is a minimum clearance of
500 mm from the top of the unit to the eaves or any other structure.
10.9.3 Cooker
The following procedure will occur for the supply and installation of a new or replacement cooker
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In all cases only the Principals Whitegoods contract supplied cookers, hotplates and ovens,
can be installed. If an appliance other than one provided by the Principals Whitegoods
contract supplier, the scope of works, is proposed to be installed, the builder and/or
Installation Contractor is required to obtain written approval from the Principals
representative. Replacement cookers are like for like, for major kitchen upgrades please
select a unit from the Electric Cooker Schedule below.
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Electric Cooker Schedule
Size of
house
1
Bedroom
Flat or
Bedsit
1
Bedroom
2
Bedroom
(nonFamily)
2
Bedroom
(Family)
3
Bedroom
4
Bedroom
5
Bedroom
6
Bedroom
Wall Oven or under
Bench with cook top Electric
Microwave
Cooker
Housing on
Designated
Aboriginal
Lands Electric
Only
Electric
Class 1b
Aboriginal
Housing
Electric
PHR222U Westinghouse 2
Burner with Microwave
WMS281WF OR CFE535WA
Upright 540 mm
Not applicable
Not Applicable
Not Applicable
Not Applicable
Not Applicable
CFE535WA Upright 540 mm
Not applicable
WLE535WA Upright
540 mm
PXP688W Fan Forced OR PORS663W (L
or R side door swing) BOTH with
PHR222U cooktop 2 element ceramic
WMS281WF
Countertop 900
Watt
WLE533WA Upright
540 mm 32 Amp
Plug
CFE535WA Upright 540 mm
CFE535WA Upright 540 mm
CFE535WA Upright 540 mm
CFE535WA Upright
540 mm (Electric)
CFE535WA Upright
540 mm (Electric)
WFE946SA Upright
900 mm 5 zone
ceramic cooktop
WFE946SA Upright 900 mm 5
zone ceramic cooktop
WFE946SA Upright
900 mm 5 zone
ceramic cooktop
WFE946SA Upright 900 mm 5
zone ceramic cooktop
WFE946SA Upright
900 mm 5 zone
ceramic cooktop
WLE535WA Upright
540 mm
PXP688W Fan Forced OR PORS663W (L
or R side door swing) BOTH with
PHR255S/W cooktop 5 elements
WMS281WF
Countertop 900
Watt
WLE535WA Upright
540 mm
PXP688W Fan Forced OR PORS663W (L
or R side door swing) BOTH with
PHR255S/W cooktop 5 elements
WMS281WF
Countertop 900
Watt
WLE535WA Upright
540 mm
PXP688W Fan Forced OR PORS663W (L
or R side door swing) BOTH with
PHR255S/W cooktop 5 elements
WMS281WF
Countertop 900
Watt
WLE535WA Upright
540 mm
PXP688W Fan Forced OR PORS663W (L
or R side door swing) BOTH with
PHR255S/W cooktop 5 elements
WMS281WF
Countertop 900
Watt
WLE535WA Upright
540 mm
PXP688W Fan Forced OR PORS663W (L
or R side door swing) BOTH with
PHR255S/W cooktop 5 elements
WMS281WF
Countertop 900
Watt
WLE533WA Upright
540 mm 32 Amp
Plug
WLE533WA Upright
540 mm 32 Amp
Plug
WLE533WA Upright
540 mm 32 Amp
Plug
WLE533WA Upright
540 mm 32 Amp
Plug
WLE533WA Upright
540 mm 32 Amp
Plug
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10.9.3.1
For a new house or for a major upgrade
i)
The builder is to allow provisions for either a cooker from the Principals Whitegoods
contract or a specified cooker (only for special use housing).
ii)
The builder is responsible for supplying and testing the electrical service including an
isolator located as required by AS 3000 (Electrical Installations - Australian/New
Zealand Wiring Rules). The connection to the cooker will be via a length of cable to
enable the cooker to be easily removed for maintenance and cleaning. The supply is
to terminate behind the cooker at a height of approximately 800 mm above floor level
and approximately 150 mm from the right side of the cooker.
iii)
Terminate the cable into a Clipsal Cooker Socket (31VCS) or equal approved. Supply
a Clipsal Cooker Plug (800 CL) or equal approved and connect. Where an alternative
product is proposed the socket and plug shall be compatible.
iv)
The builder is to advise the Principals representative of the type of cooker to be
installed.
v)
Orders will be raised to the Supply Contractor and to the Installation Contractor by the
Maintenance Centre following a request from the Principals representative.
vi)
After installation, the installer is to complete the warranty form and return to the
Maintenance Centre.
NOTE: For a major upgrade the Multi Trade Contractor may be both the builder and the
installation contractor.
10.9.3.2
For a replacement cooker
i)
Unless otherwise specified cookers are to be replaced like for like, or the nearest
equivalent.
ii)
The Installation Contractor will determine the type of cooker required and advise the
maintenance centre (telephone 131 288 or 1300 720 127) to arrange delivery,
providing the following details; the Principals property address, type of cooker required
and delivery address
iii)
After installation, the installation contractor is to complete the warranty form and return
to the Maintenance Centre.
10.9.3.3
Installation
Connect cooker using double insulating cable via a flexible PVC conduit fixed at each end,
the conduit penetrating the wall shall be saddle fixed, to the side of adjacent studwork
before fixing of wall linings, or to the front of the stud or face of the brickwork for an existing
wall .
The flexible PVC conduit shall be long enough to allow the cooker to be moved away from
the wall by 1200 mm.
Secure the base of the cooker to the floor using the manufacturer’s stabilising bracket
which is required to prevent the cooker from tilting forward or being pushed sideways.
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NOTE:- Stabilisation brackets are required on free standing and mid-level
stoves/cookers.
Secure a restraining chain 900 mm long to the back of the stove and the wall.
For a new house or for a major upgrade, provide an isolating switch adjacent the cooker.
10.9.3.4
Replacing Cooktops, Wall and Under Bench Ovens
Cooktops, Wall and Under Bench Ovens shall be replaced like for like or the nearest
equivalent. Where models are no longer available units of the same dimension as the item
being replaced shall be used to minimize adjustments to joinery. Cooktops, Wall and Under
Bench Ovens shall be installed according to the manufacturer’s instructions.
After installation, the installation contractor is to complete the warranty form and return it to
the Maintenance Centre.
10.9.3.5
Electrical Termination
The Contractor is responsible for supplying and testing the electrical service including an
isolator located as required by AS 3000 (Electrical Installations - Australian/New Zealand
Wiring Rules). The connection to the cooker (by others) will be via a length of cable to
enable the cooker to be easily removed for maintenance or cleaning. The supply is to
terminate behind the cooker at a height of approximately 800 mm above floor level and
approximately 150 mm from the right hand side of the cooker opening.
Terminate the cable into a Clipsal Cooker Socket (31VCS) or equal approved. Supply a
Clipsal Cooker Plug (800CL) or equal approved and leave in the cupboard adjacent to the
cooker for the cooker installer to connect. Where an alternative product is proposed the
socket and plug shall be compatible.
10.9.4 Exhaust Fans
10.9.4.1
General
Exhaust Fans are to be fitted with a fly proof screen.
Where no fans exist in the kitchen and/or bathroom, supply and install a fan in each.
The Contractor shall Supply & Install either a 250 mm electric ceiling mounted exhaust
fan in the ceiling or a Fantech Ezifit fan with a 250 mm diameter ceiling register or through
the wall where ceiling mounting is not possible.
All kitchen and laundry fans shall be vented to atmosphere
Fans to bathrooms and toilets may be vented into the ceiling space in the following
circumstances:There is 500 mm or more between the ceiling and the underside of the roofing where the
fan is located, AND
It is a tiled roof with no sarking, OR
It is a sheet roof with gable vents at both ends, OR
The roof space is mechanically ventilated
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In all other cases the bathroom fan is to be vented to atmosphere.
All exhaust fans shall be separately switched with the switch engraved ‘fan’ and shall be
connected using a plug and socket (Clipsal 413 or similar) located in the roof space.
10.9.4.2
Fan Location
Houses
• Bathroom:
As near as practical to the shower area but not over it.
• Kitchen:
As near as practical above the front of the stove.
• Toilet:
Where a room containing a toilet opens directly into a room
used for storage or food preparation locate an exhaust fan in
the ceiling above the front of the toilet.
Flats, Apartments, Ground Floors of Townhouses
•
General:
Where there is a whole of building exhaust system the grill for the
exhaust shall be as for a house.
•
Rangehoods where used shall be exhausted to atmosphere directly or through the
common exhaust system. No recycling rangehoods are to be used.
Where there is no common building exhaust system the following shall be used:
• Kitchen: Through the external wall exhaust fan located above the cooker.
Alternatively where the cooker is not adjacent the external wall a register of at least
250 mm in diameter shall be placed either in the ceiling or if there is no ceiling
space in a duct or bulk head against the ceiling. For a ducted installation either use
a Fantech EZI FIT or equal, with the fan located either external to or in the wall that
is designed to be used with a duct.
• Bathroom: Through the external wall as near as practical to the shower area.
Alternatively where the shower area is not adjacent the external wall a register of at
least 250 mm in diameter shall be placed either in the ceiling or if there is no ceiling
space in a duct or bulk head against the ceiling above the shower. For a ducted
installation either use a Fantech EZI FIT or equal, with the fan located either
external to or in the wall that is designed to be used with a duct.
• Internal Laundries and separate toilets shall have a ducted system installed with
the register located above the trough or toilet. This may be on a common duct with
either the bathroom or kitchen. For a common system it will need to have the
ability for people using any of the serviced areas to switch it on from within the area
they are working. For a ducted installation either use a Fantech EZI FIT or equal,
with the fan located either external to or in the wall that is designed to be used with
a duct.
NOTE: Ducting may be needed to get the fumes to the exhaust through the external wall.
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10.9.4.3
Wall Switch Location
• Kitchen
A separate wall switch shall be installed on the internal face of either a double brick
or brick veneer cavity external wall 250 mm above the existing cupboard bench
top.
• Bathroom
A combination (2 gang) architrave/wall switch may replace the existing single
architrave or wall light switch, OR
Alternatively a separate wall switch may be installed on the window architrave.
10.9.4.4
Installation
Wiring method shall be:•
Ceiling Mounted; Connect via plug and remote switched outlet in roof space.
Control from the switch on the GPO combination and exhaust to atmosphere, with a
capped flue, flashed to the roof covering.
•
Wall Mounted; Connect via plug and remote switched outlet adjacent the fan wiring
entry.
•
Roof Mounted (external); Connect via a weatherproof isolating switch to AS 1939
(Degrees of protection provided by enclosures for electrical equipment (IP code) –
Wallcharts 1 & 2): Rating IP56 adjacent fan wiring entry. For Ezifit or similar fans
the isolator can be located within the roof space.
•
Window Mounted; Connect via a remote switched ceiling rose adjacent the fan
location.
•
Ducted; Connect via a remote switched isolated switch adjacent the fan wiring
entry.
•
Exhaust Hood; Connect via a GPO located above the hood adjacent the wiring
entry.
Ensure all roof flashings are installed to manufacturer’s recommendations and roofing is left
in a weatherproof state.
Cut a neat hole in the ceiling or wall and fix fan in accordance with the manufacturer’s
recommendations.
All ceiling exhaust fans shall have separate sheet metal or uPVC ducting extending through
the roof to outside air roof cowls of sheet metal or polypropylene matching the roof colour.
Exhaust fans shall provide 15 air changes per hour to the room it serves. In general 250
mm diameter ceiling fans are acceptable.
Securely fix the duct to the fan and roof vent and tape to achieve a dust proof seal.
Where roofs are sarked, ensure minimum damage to sarking when installing ducting, and
finish to ensure a continuous barrier i.e. Leave no gaps around ducting and repair any
tears or holes in sarking with a suitable repair tape.
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10.9.4.5
Maintenance of Rangehoods and Exhaust Fans
Where instructed by the Principals representative or when there is a fault with a range hood
or exhaust fan and it is not being replaced, carry out the following work in accordance with
the manufacturers recommendations.
Check condition of fan for undue noise, vibration, damage, wear and corrosion.
Replace replaceable filters or clean permanent filters as necessary.
Clean if necessary the fan, air ways and light fitting.
Check cable and plug top for damage and deterioration.
10.9.5 Air Conditioners
Provided a GPO’s for AC unit Clipsal 15X/15RZ ‘No Volt’ delay switched socket or equal next to the
block out allowed in the wall for a future air conditioner.
When installing, or for tenant installed, air conditioner compressors requiring more than a 10 Amp
isolator in any other location provide the appropriately rated switched socket with an ON-delay timer,
unless the equipment has the facility built into the unit.
For replacement the units shall be replaced like for like or where a similar model is not available as
directed by the Principals representative.
New units shall be as specified by the Principals representative.
10.9.5.1
Maintenance of Air conditioners
The Principal maintains air conditioners ONLY on selected properties as per the supplied
schedule. This schedule will change from time to time.
The following servicing shall be carried out in addition to break down maintenance.
For combined or split systems carry out the following annual checks
1. Visually check unit including electrical connections for any damage
2. Check operation by running the unit in a cooling and heating mode
3. Clean the internal coil and filter
4. Clean external condenser coil and enclosure
5. Record results in service sheet.
For DUCTED SYSTEMS carry out the following
Evaporator/Air handling
Check 6 monthly condition and operation, including;- fans, pulleys and belts, especially for alignment, tension and wear.
Condenser
Check 6 monthly condition and operation of condenser, including;- fixings are secure.
- condition and operation of fan, including controls.
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Refrigerant System
Check 6 monthly condition and operation, including;- check and record refrigerant operating pressures and temperatures.
- check for refrigerant leaks in components and connections.
- check crankcase heaters.
- pipework system especially for secure fixings.
Controls
Check 6 monthly condition and operation of all controls including:- thermostats and set points.
- safety controls and devices.
Electrical
Check annually condition and operation of all electrical components including;- all safety devices.
- all connections for security, tightness, contact and corrosion.
- relays and contactors.
- all overloads and circuit breakers.
- all indicator lights.
Check compressor and fan motors including record motors current draw at
full operating load and compare with rated output.
Ductwork
Check condition of flexible connections to ductwork.
Check condition of surface coating/s, especially for corrosion
Record all results in service sheet and log book.
For EVAPORATIVE COOLERS carry out the following in September and January
1.
Check condition of unit especially for signs of corrosion, wear and damage.
2.
Remove filter frames check and clean both filter pads and frames.
3.
Empty water reservoir, clean basin thoroughly and refill with water to correct level.
4.
Check and clean water distribution channels.
5.
Check float assembly for correct operation.
6.
Check water supply, especially for leaks.
7.
Empty water reservoir and clean basin thoroughly
-
8.
9.
(leave empty during winter period)
Check operation of unit including:-
controls
-
thermostats
-
blower shaft and motor bearings
-
condition, alignment and tension of pulleys and V belts
Check water pump condition and operation (test run).
10. Check and adjust bleed rate.
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11. Check ductwork including flexible connections, roof penetrations and selected
access points in the vicinity of the moisture producing equipment and clean,
check drainage facilities for condition and operation and where necessary clean
drains.
12. Record all findings and results in logbook.
10.9.6 Storage Heaters
The Principal supplies and maintains heaters in the areas designated within the Provision of Heating
in Dwellings Policy and Guidelines. For those areas where reticulated gas is not available supply,
install and maintain a heat bank storage heater sized to suit the lounge room. The heat bank shall be
Derby or equal approved and connected to (off peak) J Tariff. The heater is to be installed and
maintained in accordance with the manufacturer’s requirements. Particular care is to be taken when
the heater is first installed to ensure that the tenant is not affected by the fumes during the burn in
period.
The type of unit installed shall be sized to suit the area.
All replacement heaters shall be like for like in accordance with the Principal’s policy and this
technical specification.
10.10 SMOKE DETECTORS
10.10.1
General
Smoke detectors are to comply with the BCA. If a new alarm does not have a label identifying it as
SAHT either print the letters “SAHT” with a permanent marking pen or attach an adhesive label with
the letters “SAHT” on it on the side of the body of the alarm.
Refer to Appendix A4 for further technical information and legislative requirements.
10.10.2
Types of Alarms
The following types of alarms are to be supplied and installed in class 1 buildings and within
flats/apartments in class 2 buildings (unless a whole of building system exists):
10.10.2.1
Battery Powered Alarms shall comply with AS 3786 (Smoke alarms) with
the following features:
• The battery shall be inbuilt and have an operating life of at least 10 years and shall be
non-removable
• Detection is to be photoelectric and the detection unit protected from contamination by
an insect screen
• Test button
• Hush button
• Be interconnectable by either wire or wireless means with at least 10 units
• Low battery warning
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• Be labelled SAHT or have a means of being labelled
Brooks EIB605TYC– Photoelectric is deemed to comply
10.10.2.2
240V or mains powered smoke alarms shall comply with AS 3786 (Smoke
alarms) with the following features:
• The back-up battery is to be inbuilt, non-removable and recharged by the mains power
and have an in-service life of at least 10 years
• Detection is to be photoelectric and the detection unit protected from contamination by
an insect screen
• Test button
• Hush button
• Be interconnectable by either wire or wireless means with at least 10 units
• Low battery warning
• Have a power on indicator
• Be labelled SAHT or have a means of being labelled
Brooks EIPFSPTLH and PSA Lifesaver LIF5800RL – Photoelectric is deemed to comply
10.10.2.3
Special Alarms or Attachments
Special alarms will need to be selected and located to suit the user and are to be supplied
as per the disability modification policy.
Alarms for the hearing impaired shall be Brooks EIB173P Vibralarm or Brooks EIB170RF
and installed according to the manufacturers recommendations. Instructions shall be given
to the tenant on its function and a copy of the operating instructions shall be left with the
tenant and provided to the Principal.
NOTE: For other classes of buildings the system will be managed by others.
The following shall be included in all class 1b housing units in addition to the requirements
for a standard house:
1. Domestic hard wired smoke alarms shall be installed in all bedrooms or rooms used
for sleeping and also in the passages or access ways outside of the sleeping areas.
The alarms are to be interconnected. When the alarms activate they will be set up so
that they automatically turn on the lights in the passages and the like to enable the
occupiers to have light at night to escape. These lights are not required to be EXIT
lights or complying emergency lights with battery backup.
10.10.3
New Houses
For a new house, or when doing a complete rewire, provide 240V hard wired detectors on a separate
circuit.
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10.10.4
Existing Houses
Existing Battery Units – Replace battery units with new battery unit as specified above.
Hard Wired Units – When replacement is required replace with 240 V smoke alarms as specified
above.
• When doing a rewire, wire into a separate unprotected circuit. Otherwise check the unit is
functioning correctly.
• When adding a hard wired unit, connect to the lighting circuit or the dedicated circuit as
appropriate.
• If tenant reports false alarms where the unit could be affected by interference (e.g. dimmer
switch or ceiling fan) fit a suppressor to filter out electromagnetic interference.
• Where an existing ionization unit is being affected by kitchen fumes or moisture from the
laundry or bathroom replace with a photo optic unit.
All interconnected hard wired smoke alarms are to be on the same electrical circuit.
Multiple smoke alarms within a housing unit are to be interconnected. Where a portable sleep out
exists the smoke alarm in the sleep out is not to be interconnected with the units in the house. NOTE
:- Such interconnection could result in cross connection of separate electrical circuits if a fault
occurred in one of the units
10.10.5
Disposal of old alarms
All removed alarms are to be returned to the supplier for disposal. Disposal by the supplier shall be in
accordance with the correct procedures for the disposal of the unit as specified by the manufacturer
and Department of Health. Particular care is to be taken with the disposal of any radioactive material.
10.11 METERS AND LOAD CENTRES
10.11.1
General
House units shall be wired for power and light on single meter tariff, and for the electric hot water
service where this is included on (off peak) J tariff.
Supply and build in meter boxes.
Meters will be supplied and installed in the meter box by the Supply Authority.
10.11.2
Circuit Breakers
The circuit breakers shall be suitable for mounting in the specified enclosures, and shall comply with
the requirements of the S.A.A. Codes, and the Office of the Technical Regulator.
10.11.3
Circuit Breaker Enclosures
The circuit breakers shall be located in the house in an enclosure. (Load Centre).
The extent of work on the load centre will depend on the scope of electrical work being carried out in
the unit.
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For the replacement of switches and power points to an existing circuit no work is required to the load
centre. Where extra power points are being added to an existing circuit, the circuit shall be RCD
protected. Where the circuit is not protected install a new RCD for the circuit.
Where a circuit is replaced or a new circuit added that circuit it is to have RCD protection (except if
the circuit is one that does not require protection e.g. new stove circuit). A combined circuit breaker
RCD of the appropriate capacity to be used (i.e. 10A for light 16A for power).
Where there is not enough room on the load centre to add an extra RCD, it shall be replaced with a
new load centre suited to cater for the extra RCD with 2 spare slots for future installations.
Where more than 1 circuit is being replaced or added or where the load centre is being relocated or
replaced or for a new installation the following shall apply:
Each enclosure shall be fitted with a hinged lid or cover giving a degree of protection in accordance
with AS 1939 (Degrees of protection provided by enclosures for electrical equipment (IP Code)
Wallcharts 1 & 2) of not less than IP23. (Clipsal 4FCS12FD or PDL DBF15 equal approved)
The enclosure shall be manufactured from zinc coated steel or plastic material acceptable to the
Office of the Technical Regulator and the Principal. If manufactured from steel, the material shall be 1
mm thick or, subject to approval, 0.8 mm thick if reinforced for strength and fitted with a threaded
earth post not smaller than 4 mm diameter secured with locknuts and spring washers.
A brass earth bar and neutral link shall be installed inside each enclosure. They shall have tunnel
type terminals, having clamping screws which are in direct contact with the conductors, and shall be
of a type where the conductor is clamped by not less than two screws.
The arrangements within each enclosure shall be as follows;
Circuit breakers shall be mounted vertically and the box of the unit must be approximately 250 mm
high x 380 mm wide x 65 mm deep, with suitable knock out blanks at the top, bottom and back of the
box for wiring purposes.
The circuit breaker mounting panel shall be adjustable to allow for the breakers to be correctly aligned
with the cover after installation, unless the design of the breaker allows for a significant variation in
this respect.
The enclosure shall be supplied assembled complete with circuit breakers as listed below. The RCD
protected circuit breakers shall be connected to the RCD using an insulated rigid flat copper busbar.
Each enclosure shall have spare space for at least two (2) R.C.D’s. Protected circuit breakers and all
spare spaces are to be fitted with pole fillers.
10.11.3.1
Gas/Electric
1 x 80 A Main Switch.
RCD Protected Circuits
1 x 10A RCDMCB Lighting
1 x 10A RCDMCB Smoke Alarm
1 x 63A R.C.D. (Power)
3 x 16A C.B. Power 1 & 2 & 3
1 x 16A RCDMCB (For each of the following if they exist, Air conditioner, Shed, Heater,
Instantaneous Hot Water Unit)
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10.11.3.2
All Electric
1 x 80A Main Switch M-Tariff (Residential – Monthly Demand)
1 x 20A C.B. Main Switch (off peak) J Tariff OR 1 x 40A C.B. Main Switch (off peak) J Tariff
if the house has or is to be fitted with a room storage heater or electric boosted solar hot
water unit.
RCD Non-Protected Circuits
1 x 32A C.B. Stove
1x20A C.B. Hot Water service or electric boosted solar hot water unit (Separate C.B.
needed only if room storage heater is also on (off peak) J – Tariff)
RCD Protected Circuits
1 x 10A RCDMCB Lighting
1 x 10A RCDMCB Smoke Alarm
1 x 63A R.C.D. (Power)
3 x 16A C.B. Power 1 & 2 & 3
1 x 16A RCDMCB (For each of the following if they exist: - Air conditioner, Shed, or
Heater)
1 x 20A RCDMCB (Heater) M -Tariff (Residential Monthly Demand)} Applies ONLY for
1 X 20A RCDMCB (Heater) (off peak) JTariff
} room storage
heaters
10.11.3.3
Labelling
Label Main Switches, R.C.D.’s and provide labelling for each type of enclosure as follows;
Gas/Electric enclosure:Light, Power 1, Power 2, Power 3, (Air con., HWS, Heater, Shed etc. if applicable)
All Electric enclosure:Light, Power 1, Power 2, Power 3, Stove, HWS. (Air con., Heater, Shed etc. if applicable)
10.11.4
Guarantee
The circuit breakers, enclosures and attachments shall be guaranteed against faulty workmanship
and performance for a period of twelve months.
10.11.5
Relocation of Meters and Load Centres
Meters are to be relocated to a new built in box on an external side wall to allow easy access for the
power authority to read the meters. This will generally be in front of the wing gates. Box to be B & R
type Meter Box or similar recessed into the wall.
Remove the existing meter box and fuses. Install a new load centre in the location nominated. Wire
circuits to new load centre position. And load centre to meter box. If cables need to be extended
either replace or junction in a proprietary junction box in the ceiling space. All old conduits and main
switches are to be removed and the area made good.
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10.12 EARTHING SYSTEMS
10.12.1
General
Carry out all earthing in accordance with the requirements of the Supply Authority, the Principal and
the Regulations set down by AS/NZS 3000 (Electrical Installations – Australian/New Zealand Wiring
Rules).
Test the existing earth stake and replace if it is not satisfactory.
All new or replacement earth stakes shall be protected by a connection box.
Where a meter box is being relocated a new earth stake is to be provided in a connection box below
the meter box.
Where exposed the earth wire shall be protected in a 20 mm conduit to the earth stake.
Bond the earth wire to all metal water pipes including rainwater tank tap pipe in accordance with
AS/NZS 3000 (Electrical installations – Australian/New Zealand Wiring Rules).
Bond the reinforcement of new bathroom slabs to the earth and for existing properties maintain the
earth where it exists.
10.12.2
Earth Connection Boxes
Each box shall comprise a cast or fabricated metal unit with hinged lid and no bottom and a 16 mm
diameter hole in each of the 2 adjacent walls.
Clear internal dimensions shall be not less than 150 mm x 125 mm and 75 mm deep. Minimum
thickness of fabricated box material be 1.6 mm steel galvanised after fabrication.
Hinges shall be of a type to prevent seizure without lubrication. The lid shall open at least 110° and
shall require forcing to close, with provision for opening only using a screwdriver or similar tool.
Emboss on the lid the words ‘ELECTRIC EARTH’ in letters at least 10 mm high.
External lugs or grips shall be formed in two opposite walls to secure box to concrete.
10.12.3
Earth Stakes and Bonding Clamps
Earth stakes shall comprise metal rods of copper or copper coated steel not less than 12 mm
diameter.
Each stake shall be a minimum of 1300 mm long and shall include a suitable point if necessary for
hand driving in normal domestic applications. Include with each stake an earth bonding clamp
complying with AS 1882 (Earth and Bonding Clamps) and selected to connect a 6 mm² earthing
conductor to the stake.
New stakes shall be installed as close as possible to the footing
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10.12.4
Cable Systems
10.12.4.1
Sub-Mains General light and power
Type:
T.P.S. cables in air
Insulation: V75 PVC and Elastomer sheathed
Size:
16 mm²
10.12.4.2
Sub-Mains Hot Water Service
Type:
T.P.S. cables in air
Insulation: V75 PVC and Elastomer sheathed
Size:
16 mm² single core
10.13 REWIRING OF HOUSING UNIT
10.13.1
Lighting
1) Rewire light circuits.
2) Existing pull cord switches to be replaced with wall or architrave switch.
3) Where only 1 light currently services the laundry and toilet, this is to be replaced with a
separate light in each room.
10.13.2
Power
1) Rewire Power Circuit complete
2) All GPO locations are to be checked with tenant before commencing to ensure the most
convenient and user friendly locations for the tenant.
3) Replace existing power points that do not comply with the specification.
4) Relocate meter to external meter box.
5) Provide new consumers mains.
10.13.3
General
1) On completion of the works all walls, architraves, skirting etc. shall be made good.
2) Repair all walls after chasing, removal of switches, GPOs, conduits, etc.
3) All circuits to be clearly identified at Sub-Board.
4) Any site reinstatement shall be made good by contractor, i.e. drives, gardens, paths, etc.
5) Secure all roofing that has been disturbed.
6) Provide a compliance certificate for each unit.
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10.14 TELEPHONE SERVICE PROVISIONS
Where new underground services are being laid.
10.14.1
General
For all applications, Telstra will supply and fix lead in materials (up to the building entry point, 1.5 m
from footing), pits, draw ropes and conduits in trenching provided by the Contractor. The Builder will
be required to supply and install a 20 mm PVC conduit, within the wall cavity, in a position indicated
on the slab plan. The conduit shall be installed with a 300 mm radius bend through the footing to a
minimum depth of 300 mm below the ground level. This conduit must extend 1.5 m beyond the edge
of the footing beam, in a position to suit the future service run. Seal the trench end of the conduit.
Extend the conduit to 25 mm above top of masonry wall with a 3 mm polyethylene draw cord fitted the
full length of the conduit through to a 12 mm hole bored in the fascia. Secure the ends of the draw
cord to prevent loss.
Supply and fit a second draw cord from same 12 mm hole and extend it into the roof space tie off on a
rafter above the manhole.
Supply and fix a telephone outlet where shown on the Plan Drawing with a wall box or mounting plate
and pre-drilled flush plate. Where the telephone point occurs on an internal wall provide a 10 mm
conduit from an accessible position in the roof space to the outlet.
10.14.2
Liaison with Telstra
Liaise with the Telstra Office in all aspects of the programming of their installation for the Telecom
Service.
It is the Contractors responsibility to give minimum of 24 hours’ notice and the following details when
notifying Telstra of open trenches:
Name and contact number of liaison person on site
Site Location and Project Number
Number of units/houses at site
Approximate total metres of pipe required
10.15 NATIONAL BROADBAND NETWORK (NBN)
10.15.1
General
To ensure the NBN equipment is housed in a safe and appropriate manner a special box with power
points is to be installed. Details of the equipment that will be installed in the box by others are
detailed below for information purposes only. NBN Co. or their contractor will install the equipment
other than the power points and all cabling to the box.
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10.15.2
Installation Required
Supply and install within 40 m of the external NBN wall connection a Clipsal box 3105PEN7440 with a
double general power outlet inside of the box located near the bottom of the box as shown in the
attached picture. The top of the box is to be set at a height in the range 1500 mm to 1800 mm above
floor level. Locations for the box in order of preference are: fully enclosed garage attached to the
dwelling; in the passage or; in the main bedroom.
The box CANNOT be installed in any wet areas including laundries, kitchens and bathrooms. The
box CANNOT be located where a person working on the box can be hit by an opening door. Install
the box as close as possible to an existing power point or power circuit. Wire from the circuit or power
point into the box to the double general power outlet within the Clipsal box for the future NBN and
tenant’s equipment.
On clad wall cut out the cladding and recess the Clipsal box into the wall between the studs as far as
is possible or allowing 60 mm protrusion, to allow the lid to be easily opened, whichever is the lesser
recess. On masonry and stone substrates the Clipsal box is to be surface mounted on the wall.
Secure the Clipsal box with screws into the studs, and trimmers if needed, or with screws and plugs
into the masonry wall in accordance with the box manufacturer’s recommendations.
For a clad wall install a straight piece of white telecommunications Telstra P20, 23 mm internal
diameter rigid conduit (with a draw string) from the top of the box to approximately 300 mm above the
ceiling capped both in the box and in the ceiling space, to allow for any future cabling.
No other internal fit out is required to be carried by Housing SA.
10.16 TELEVISION DISTRIBUTION
The existing system for group sites is an M.A.T.V. system - with amplifiers, splitters and cable
distribution.
Upgrades to any systems are to be of a high quality and be capable of transmitting faithfully colour
and monochrome television programs on all Australian VHF & UHF TV Channels, including high
definition digital, at a level adequate to ensure that all TV receivers in the installation shall give good
quality sound and pictures free from ghosting, snow, hum, flutter, inter-modulation and interference of
any kind.
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10.17 ACCESSORIES SCHEDULE
All accessories shall match the existing.
If replacing all accessories or if matching is unavailable use the following:
10.17.1
Accessory Type
Light Switches
Clipsal Standard range (30 series) or PDL 500 series or equal
GPO’s
Clipsal Standard range (15 series) or PDL 500 series or equal
GPO’s for AC unit
Clipsal 15X/15RZ ‘No Volt’ delay switched socket or equal
Fan Switches
Fan switches shall be engraved ‘fan’
10.17.2
Location of GPO’s
The following GPO’s are required as a minimum
Bedroom 1
2 double power points
Bedroom 2 & 3
1 double power point
Bathroom
1 power point
Kitchen
2 double power points over bench cupboards
1 single power point for refrigerator
Power points over cupboard benches to be at approved height 150 mm-200
mm above bench top.
Lounge
2 double power points
Dining
1 double power point
Laundry
1 double power point
To be located on wall to suit washing machine
Where more than the above exist in any location, the existing number of GPO’s is to be maintained.
10.17.3
Television Antenna
Antenna Type:
Channels covered:
Polarisation:
10.17.4
External Broad band
All VHF and UHF channels
Horizontal in Metro Area
Vertical or to suit the local signal in
country areas.
T.V. Socket
Type:
Location:
Colour:
Mounting:
Mounting height:
- 75 ohm
- Combined with GPO
- White
- Wall box
- To suit G.PO.
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10.18 SWITCHBOARDS
10.18.1
General
Replacement Group switchboards shall be sized to match the original opening and comply with
AS/NZS 3000 (Electrical Installations – Australian/New Zealand Wiring Rules) and the supply
authority.
10.18.2
Labelling
The group switchboards will be supplied complete with labels which are engraved to identify and
relate each meter to the associated circuit breaker. Each label will be engraved with the postal and
unit address.
10.18.3
Building In
The boxes shall be installed with a flexible membrane, and joints sealed. Particular care is to be
taken to seal the gap at the top of the board.
10.19 OUTBUILDINGS
Where wiring is connected to sheds, outbuildings, etc. and does not conform to AS 3000 (Electrical
Installations - Australian/New Zealand Wiring Rules) and connection is considered to be dangerous,
then they are to be disconnected. If the house is tenanted, the tenant is to be advised in writing of the
disconnection and the reason for the disconnection.
10.20 STRIP HEATERS
Check the wiring to strip heaters in bathrooms and replace if necessary. Check the heater and
remove if dangerous.
10.21 ELECTRONIC ACCESS CONTROL SYSTEMS
10.21.1
Maintenance
Prior to testing or working on the system notify the monitoring station.
Carry out the following maintenance annually:i) Check installation against records, record and report any discrepancy.
ii) Check inbuilt diagnostics and history file for any error and fault messages.
iii) Check and test the operation of all peripheral devices and ensure messages are registered at
the operator station. For battery only powered items replace the battery.
iv) Check operation of all control equipment.
v) Check and test the operation of every audible, visual alarm and warning device.
vi) Check the operation of all activating outputs which respond to an alarm condition.
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vii) Check, in cooperation with the monitoring station, the operation of any communication
equipment.
viii) Check system voltage under full load conditions with the mains supply OFF for not less than
10 minutes.
ix) Ensure that the output under such conditions of all standby batteries and power supplies is not
less than 95 per cent of rated voltage.
x) Check and record charger output voltage to battery.
xi) Check battery:a)
terminals for tightness, cleanliness and corrosion.
b)
enclosure for cleanliness and corrosion.
For microprocessor based systems check:i) On board battery, replace if passed use by date
ii) Clock setting
iii) Check the condition of all equipment for damaged, stressed or heated components.
iv) Check all visible wiring, conduits, connectors and manual interfaces for damage.
v) Check all equipment for proper ventilation.
vi) Ensure all switches are set to normal position, mains power is on and connected to system.
vii) For microprocessor based systems save set-up and operational parameters on back-up disk.
viii) Record all results in a log book.
10.22 CCTV SECURITY SYSTEMS
Carry out the following work on a 6 monthly basis to properties identified by the Principal. For other
properties carry out this maintenance when repairing a fault.
Before any testing is carried out notify the monitoring station.
Do not disconnect bridge or remove any device without notifying the operator, monitoring station and
entering it into the records book with a precise reason(s) for the action.
(i)
Check equipment against records, report & record any discrepancies.
(ii)
Check that the video camera is fully operational
(iii)
Check;i. -auto iris function and adjust as necessary.
ii. -zoom lens functions,(if applicable).
iii. -pan/tilt functions,(if applicable).
(iv)
Inspect all connectors and controls for damage.
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(v)
Check video camera for proper ventilation.
(vi)
Check and record output voltage of power supplies.
(vii)
Check all functions of receiver/drivers.
(viii)
Check infra-red and other lighting for video cameras.
(ix)
Check night focus needs in cooperation with operational staff.
(x)
Clean domes, lenses & housing windows and interior of camera housings.
(xi)
Spray domes with anti-static fluid, where applicable.
(xii)
Record all results in log book.
10.23 INTERCOM SYSTEMS
Carry out the following work on a 6 monthly basis to properties identified by the Principal. For other
properties with an intercom system carry out this maintenance when repairing a fault.
(i)
Check installation against records, report & record any discrepancies.
(ii)
Check operation of the system
(iii)
Check, (under full connected load),the audio quality for any discernible distortion,
undesirable noise or hum
(iv)
Check the directory on each station and update if necessary
(v)
Check condition of wiring, cords and station.
(vi)
Check all equipment for damaged, stressed or heated components.
(vii)
Check output voltage of power supplies & any back-up battery supplies.
(viii)
Check all equipment for proper ventilation
(ix)
Record all results in log book.
10.24 ELECTRIC SHOCK REPORTING
In the event that a tenant receives an electric shock or is electrocuted within the Principals property
the contractor is to follow the requirements of the “Housing SA Electric Shock Reporting Procedure”.
10.24.1
The electric shock procedure requires the following:The Electrical Contractor must not comment on or admit liability for an incident.
10.24.1.1
General
Upon arrival at the premises, the Electrical Contractor will:
Assess the situation and make premises safe, which may require isolating the power.
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10.24.1.2
No Injury
Where the incident does not involve an injury that requires medical treatment from a doctor
or hospitalisation, the Electrical Contractor will:
•
Effect repairs to the value of $500 (if the work exceeds $500, the Electrical
Contractor will seek further instruction from the Principal’s representative. If after
hours contact the Duty Officer;
•
Advise service provider of any fault that is believed to relate to the service
provider’s system;
•
Tag any faulty appliances or other evidence (e.g.: faulty light switches, junction
boxes, stoves etc.) and where possible store the item in a safe place in case it is
needed for further investigations;
•
Complete the ‘Electric Shock and/or Incident Report’ form and return it to the Office
of the Technical Regulator clearly showing it is an electrical incident within 10
working days.
NOTE: The Electrical Shock and/or Incident Report MUST be completed under
Section 63 of the Electricity Act.
10.24.1.3
Injury
Where the incident involves an injury that requires medical treatment from a doctor or
hospitalisation, the Electrical Contractor will:
•
Report the findings to the Office of the Technical Regulator while on site - phone
1800 558 811 and follow prompts;
•
Follow any directions issued by the Office of the Technical Regulator, irrespective of
the cost involved;
•
Effect repairs to the value of $500 (if the work exceeds $500, the Electrical
Contractor will seek further instruction from the Principal’s representative or After
Hours Duty Officer);
•
Advise service provider of any fault that is believed to relate to the service
provider’s system;
•
Tag any faulty appliances or other evidence (e.g. faulty light switches, junction
boxes, stoves etc.) and where possible store the item in a safe place in case it is
needed for further investigations;
•
Complete the “Electric Shock and/or Incident Report” form and forward the original
form to the Office of the Technical Regulator (within 1 working day) with a copy to
the Principal’s representative.
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10.25 INSTALLATION OF MAGNETIC DOOR HOLDERS IN WALK UP FLATS
10.25.1
General
The Principals representative will identify stairwells where these systems are to be used.
All equipment shall comply with the relevant Australian Standards.
Magnetic door holders are to be installed to all the front doors from the flats into the stair well to
enable the tenants to hold the solid front door open if they want to do so, but in the event of any alarm
activating in the stairwell or a flat accessed from the stairwell, the holder will release and the door will
close.
Safety doors may already exist or may then be added as part of other works in the future but are not
part of this work. In either case these will not be controlled by this system
Each stairwell will be individually controlled such that if any smoke alarm in the stairwell or the flats
serviced by the stair well activates then the magnetic holders will be released. The system will not
activate if a smoke alarm in another part of the building activates. The system will reset when the
alarm(s) are deactivated.
There shall be installed a smoke alarm at the top of the stair well as well as a smoke alarm in every
flat. For System B or if the stairwell is blocked at each floor a smoke alarm is to be installed under
each landing.
The use of surface conduit to retrofit these systems is permitted provided the extent is kept to a
minimum and it is neatly run in straight lines.
As part of the work the doors, door closers and smoke alarms all need to be checked and upgraded
as necessary.
10.25.2
Doors
The door to the flat from the stairwell is to be checked and replaced with a fire door or solid core door
as required to meet the current fire requirements. These are specified in the door clauses in section
7 Carpentry.
10.25.3
Door Closers
Check if the existing door has a door closer complying with the requirements as set out in section 7
Carpentry. For doors which do not, the door is to be fitted with a door closer as specified in section
7 Carpentry. If the existing door needs to be changed to meet the fire rating but there is an existing
closer, service the closer and re-use the existing closer.
10.25.4
Magnetic Holder Systems
10.25.4.1
General
There are 2 alternative systems that may be used. System A is a fully wired system with a
controller and System B is a radio linked system where the smoke alarms send a signal
directly to the magnetic door holders. Both systems are technically acceptable but
depending on the number of flats in the stair well and the ease of wiring one may be more
economical than the other. The contractor is to identify to the Principal’s representative
which system is most suited to the site before commencing work.
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10.25.4.2
System A
System A will require the following items. All items used shall be from a supplier to ensure
the system is compatible.
10.25.4.2.1
Magnetic Holder
The magnetic holder shall be a wall mounted unit with a keeper fixed to the back of the
door. This may need to be on a short stem in some cases. The holder shall be Brooks 24
V Magnetic Door Holder (wall mounted) FDH5411D or equal approved
10.25.4.2.2
Smoke Alarms
Smoke alarms are to be Photoelectric type, Brooks EIPFSPCX6, 12 Volt Photo- Optical
Smoke Alarm or equal approved.
10.25.4.2.3
Controllers
One controller is to be used in each stairwell. The controller is to be a residential fire
alarm panel, Brooks RFP6D Residential Fire Panel with Door P/S or equal approved.
The controller is to be set up to allow a time delay before activating the door closers for an
alarm from a flat. This is to allow the tenant time to clear smoke caused by actions such
as cooking fumes. The delay is to be not less than 30 seconds.
10.25.4.2.4
Installation
Check the doors and closers and upgrade as needed
The control panel is to be located as close as possible or inside the main switch board in
the stair well and is to be connected to the land lord power.
Replace the smoke alarms in all flats and add one to the top of the stair well.
Install the magnetic door holder behind the front door of each unit.
Wire the magnetic holders and smoke alarms back to the control panel.
Check the operation of the system to ensure it operates correctly and supply each tenant
with a single page information sheet about the system and their responsibilities to test the
system within the flat.
Provide a copy of the technical data to the Principal’s representative so that the system
can be checked and maintained by the Fire Safety contractor.
10.25.4.3
System B
System B will require the following items. All items used shall be from a supplier to ensure
the system is compatible.
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10.25.4.3.1
Magnetic Holder
The magnetic holders are to be a Brooks BAMFHRF RadioLink Magnetic Door Holder or
equal approved connected to 240V power and designed to interface with the radio
frequency smoke alarms.
10.25.4.3.2
Smoke Alarms
The smoke alarms are to be a radio frequency photoelectric alarm with a 10 year life
inbuilt battery. It is to be a Brooks EIB605TYCRF Optical or equal approved.
10.25.4.3.3
Installation
Replace the smoke alarm with the new radio frequency alarm and add the new alarms to
the top of the stairwell and under each landing.
Install the Magnetic holder behind the door and attach the keeper to the back of the door.
Connect the magnetic holder to the mains power of the unit.
The system shall be set up so that an alarm in a flat will close the door of that flat and an
alarm in the stairwell will close all the doors leading into the stairwell from a flat.
Initialize the system and ensure all the alarms activate all the magnetic holders and that
they reset when the alarm is deactivated.
Check the operation of the system to ensure it operates correctly and supply each tenant
with a single page information sheet about the system and their responsibilities to test the
system within the flat.
Provide a copy of the technical data to the Principal’s representative so that the system
can be checked and maintained by the Fire Safety contractor.
10.26 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
10.26.1
Product Warning
NOTE: Housing on Designated Aboriginal Lands uses an alternative range of electrical
products due to the extreme heat and requirements stated in Minister’s Specification SA 78A –
Housing on Designated Aboriginal Lands. Please refer to Appendix G Housing on Designated
Lands Materials Schedule for further detail.
10.26.2
Smoke Alarms
Smoke alarms shall be Brooks Photoelectric EIPFSPTLH with a wall mounted alarm isolator to the
living room. There shall be interconnected smoke alarms in each bedroom and living area.
Where smoke alarms are attached to metal ceiling linings they may be powered by a 10-year life,
non-replaceable, non-removable, permanently connected battery.
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11.
WALL LINING & PLASTERING
11.1
PRELIMINARIES
11.1.1 Prepare for Wall Finishes
Ensure that rendering and plastering or fixing of lining materials is not carried out until pipes, conduits,
wiring and any other items to be concealed, have been installed and chases filled.
Before installing any conductive material such as foil sarking or foil backed plasterboard ensure that
the power outlets and light switches have electrical shrouds fitted over the terminals.
11.2
WORKMANSHIP
The various items of work included in this Section, shall be carried out in the best trades manner by
workmen experienced in the particular type of work.
Unless otherwise specified, rendered and plastered surfaces shall finish even and straight, with all
faces and angles set plumb or level as applicable.
Unless otherwise directed the finished thickness of plastering and rendering shall be 12 mm.
Walls and ceilings shall finish to a level surface without irregularities or other defects.
11.3
PLASTERING MIXES
11.3.1 Materials
Cement, lime, sand and water shall be as per Masonry Section 6.
11.3.2 Mixing
Mix materials until uniform in colour and consistency. Do no remix or add to fresh mortar any mix
showing signs of initial set.
11.3.3 Wall Mixes
(i)
Floating Coat
1 cement : 1 lime : 6 sand
(ii)
Setting Coat
1 hard setting plaster : 1.5 lime
11.3.4 Bedding and Cement Rendering
1 cement : 3 sand
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11.4
EXTERNAL RENDERING
11.4.1 Footings
Make good damaged or otherwise defective surfaces of footings and edge beams with cement
mortar.
Render edges of footings where alignment of exposed edges is unsatisfactory or exposed stripped
surfaces are defective and where directed on site.
11.4.2 Bagged Finish
Bag off the walls in a continuous operation by a tradesperson and commence only after the relevant
walls are completed, putlog holes, etc. filled, flashings pointed, and roof tiles laid and grouted at gable
ends where applicable.
The bagged finish shall be returned into masonry reveals.
The walls are to be sufficiently moist when carrying out this work and the amount of wetting and
timing shall be regulated to suit the masonry surface and the prevailing weather conditions.
Apply the mortar with a suitable broom or large sponge, using a rotary motion to obtain a
characteristic textured finish to match existing.
11.4.3 Rendered Finish
Provide a 12 mm thick rendered finish to external masonry, finished to an even surface off a wood
float. The edges of the render are to be formed with temporary formwork. Casing beads are not to be
used for external render.
Render is not to bridge the damp proof membrane. Rendered walls shall stop at the damp proof
membrane with brickwork below left as face brickwork.
Pipes, cables, conduits etc. are not to be partially or fully buried in the render. Where existing items
exist seek written direction from the Principals representative.
11.5
INTERNAL WALL PLASTERING
11.5.1 Preparation
Before application of the first coat, surfaces to be plastered shall be checked and prepared as
required, and the masonry sufficiently wetted with water to satisfy suction.
First coats, when partly set, shall be well scratched to provide a good key for the subsequent coat.
11.5.2 Type of Plastering
Float and set walls, except behind tiles, in wet areas.
For tiled areas provide a float coat only.
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11.6
LININGS GENERALLY
11.6.1 Application
The fixing of lining materials to ceiling timbers, wall framing, battens or furring channels or direct to
masonry shall be as specified in the subsequent Clause.
Where sheet wall abuts a solid plastered wall provide a P35 expansion joint or cover with a casing
bead.
11.6.2 Work Required Prior to Lining
Clean all wall spaces and cavities. All rubbish and mortar droppings shall be cleaned from the damp
proof membrane and the weep holes are to be clean.
Ensure the insulation is in place
11.6.3 Background Check
Inspect and pack or straighten uneven framing before attaching sheeting materials.
Ensure trimmers for openings, fixtures, etc. are provided as specified under Carpentry work, so that
all ends of sheets and cut joints will be supported.
Do not commence to fix linings until the trimming is completed and backgrounds are aligned and fixed
to approval.
Where linings are to be fixed direct to masonry walls, check these surfaces and do any final cleaning
and preparation of surface as required.
11.6.4 Layout of Sheeting
Sheeting shall be fixed in accordance with manufacturer’s written recommendations.
11.6.5 Openings for Services
Make holes for electrical and other wiring, pipes, etc., with a hole saw and pull through and ensure
that these items remain exposed.
11.7
PLASTERBOARD
11.7.1 Sheet Material
Supply 10 mm thick plasterboard of Australian manufacture, consisting of a set gypsum core encased
and bonded between two heavy liner boards. Where used in wet areas water resistant (WR) board is
to be used.
The long edges of adjoining sheets shall be recessed.
Use fire rated board of the required thickness on party walls common walls or other items required to
be fire rated.
Plasterboard fixed to a masonry party wall can be standard plasterboard unless the masonry does not
supply the full fire rating requirement.
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11.7.2 Extent of Work
Generally wall lining is to match the existing lining.
The following shall apply where the area is being totally relined. Line wall framing facing into internal
areas with standard plasterboard, except in wet areas or where a fire rating is required where either
fibre cement sheeting or WR plasterboard is to be used. A double Hardiflex panel or WR
plasterboard is to be used over sink and drainer.
11.7.3 Nails
Nails are to be as specified by the manufacturer of the sheeting.
11.7.4 Fixing Sheeting
Fix in accordance with manufacturer’s recommendations.
11.7.5 Flushing
Flush finish recessed and square butt joints, internal and external angles and nail fixings as
recommended by the board manufacturer.
When dry, fine sand lightly ready for painting.
Complete all flushing before fixing any mouldings.
11.8
FIBRE CEMENT BOARD
11.8.1 Sheet Material
Supply in room lengths 6 mm thick fibre reinforced cement sheeting equal to Hardies’ Villaboard.
11.8.2 Fixing
Fixings are to be as recommended by the board manufacturer and installed in accordance with the
manufacturer’s recommendations.
11.8.3 Flushing
Flush finish recessed and square butt joints, internal and external angles and nail fixings as
recommended by the sheet manufacturer.
Level and sand for surface finish.
11.9
CORNICES
11.9.1 Plasterboard Cornice
Match existing or use 55 mm cornice to finish plasterboard ceilings against vertical faces.
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Fix with cornice cement to ceilings only, in straight lines and with corners mitred. Leave a 6 mm gap
to the wall and seal between the wall and the cornice with a flexible sealant. Stop mitres, nail holes,
etc. and straight stop against adjacent surfaces as required.
11.10 IMPACT AND SCRATCH RESISTANT LININGS
11.10.1
General
Wall protection will depend on the type of accidental damage that may occur and will depend on the
particular tenant’s requirements. The Principal’s representative will determine the areas to be treated.
The height of the protection shall be 100 mm higher than the height of the parts of the equipment that
can damage the wall.
11.10.2
Scratch Resistance
This is required where the equipment the tenant uses are likely to scratch the surface but is unlikely to
knock holes into a plasterboard wall.
The protection is to be agreed with the Principal’s representative and the tenant, and is to be one of
the following:-.
Vinyl, as per the door protection, ceramic tiles, or 6 mm thick FRCB or 6 mm MDF or 6 mm
Magnesium Oxide board, painted to match the wall.
The sheet materials shall be laid horizontally and fixed through the existing linings into the studs as
per the manufacturer’s recommendations for use as a wall lining. Seal the top edge to the wall prior
to painting and paint the sealant.
11.10.3
Impact Resistance Low
In general this will require a scratch resistant material as it is intended to withstand the impact forces
of the equipment e.g. foot plates of wheel chairs.
The protection is to be agreed with the Principal’s representative and the tenant, and is to be one of
the following:- .
9 mm thick FRCB or 12 mm MDF or 9mm Magnesium Oxide board or 9 mm plywood painted either to
match the wall or to be a feature as a dado.
The sheet materials shall be laid horizontally and fixed through the existing linings into the studs as
per the manufacturer’s recommendations for use as a wall lining. Either seal the top edge to the wall
prior to painting and paint the sealant or install a painted cover bead rebated to cover the top of the
protection board.
11.10.4
Impact Resistance Full Height
Full height protection would generally be required for a person who has a condition where they have
violent behaviour or fits caused by their disability. To achieve an improved soft body impact
resistance i.e. resistance to general bumps and knocks the following shall apply.
Depending on the detailing it may be necessary to replace the existing linings to carry out this work.
In all cases the skirting and the cornice is to be removed and replaced after installation.
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The protection is to be agreed with the Principal’s representative and the tenant, and is to be one of
the following:13 mm thick CSR Impactcheck or 13 mm KNAUF TruRock HD or 9 mm thick FRCB or 9mm
Magnesium Oxide board or 9 mm plywood painted as a wall.
The sheet materials shall be laid horizontally, with staggered joins, if room length sheets are not
possible, and fixed through the existing linings into the studs as per the manufacturer’s
recommendations for use as a wall lining. Paint the wall and cornice and make good the skirting.
11.11 INSULATION
11.11.1
General
Insulation shall be installed to meet the energy requirements of the Building Code of Australia. In all
cases the minimum added insulation shall be not less than:
(i)
(ii)
To external walls R1.5
To ceilings R3.5
11.11.2
Ceilings
The complete ceiling area shall be insulated using insulation batts.
11.11.3
External Walls Veneer Construction
The external veneer walls of each housing unit shall be insulated with fibre batts of R rating 1.5 or an
equivalent R rated material.
The Contractor is to ensure that all service pipes, electrical wiring, fixing brackets, trimming, etc. and
any other fixtures to be installed in the walls are in position prior to the insulation being fixed.
The insulation shall be fixed in accordance with the manufacturer’s recommendation and so that it is
separated from the brickwork or outer cladding material. Ensure that the insulation is not
subsequently displaced or damaged.
11.11.4
Installation
Insulation shall be installed according to the manufacturer’s installation requirements. Special care
shall be taken when installing insulation around recessed luminaires and other ceiling based electrical
items. Insulation and signage shall be installed in accordance with AS/NZS 3000 (Electrical
Installations – Wiring Rules).
Insulation shall be installed with no gaps, fitted close to structures and sufficiently sealed at joints and
ends. Any surface receiving insulation shall be made as smooth as possible to minimise air gaps.
Ensure insulation is continuous in the roof and walls after all services have been installed.
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11.12 REPAIRS
11.12.1
Plastered or Rendered Walls
Cut out any damaged or drummy areas and replace with like material and finished to match the
surrounding areas. Preparation, materials and workmanship shall be as specified for new work.
Mixes and finishes used, shall match existing adjoining plaster or render. Note: Repairs to cracks in
masonry are covered in Section 6 Masonry.
Where the crack is wider than 6 mm, in addition to the above, remove at least 100 mm each side of
the crack to allow the new plaster to be reinforced with an expanded galvanized steel mesh with a
metal thickness of at least 0.45 mm, with holes between 6 mm and 12 mm.
Fix galvanised expanded metal mesh approx. 200 mm - 300 mm wide flat against brick surface
centrally over crack with masonry nails at 200 mm CTS on both sides of crack. Nails are to be placed
within closed gaps in the mesh within 25 mm of its edge and not in any open ended mesh gaps.
Where an articulated joint is formed in the masonry no reinforcement is to extend over the joint, the
plaster is to stop each side of the 10 mm wide joint and the joint sealed with a flexible sealant.
11.12.2
Sheet Walls and Ceilings
Cut out remove and/or re-fix damaged areas and replace with like for like material. Joins for a
repaired section shall be over a stud, joist or a trimmer. Flush and seal in accordance with
manufacturer’s recommendations.
For tears in plasterboard or opening of joints between sheet material less than 2 mm in width the tear
or joint shall be taped and jointed and flushed in accordance with manufacturer’s recommendations.
Tears in fibre cement sheets require the section to be removed and replaced. Before working on fibre
cement sheets ensure that it does not contain asbestos.
For tears in plasterboard over 2 mm in width, either cut out an expansion joint and repair and flush or
replace the damaged area. Expansion joints will be a P35 or similar expansion joint in the locations
detailed installed to manufacturer’s recommendations.
Seek direction from the Principals representative if a wide tear exists but no detail provided.
Where existing junctions between different materials have moved, e.g. a junction between a sheet
and solid plaster wall on the same plane, cut out the sheet material to allow the installation of a P35
expansion joint and fix, seal and flush to manufacturer’s recommendations.
11.12.3
Wall Vents
Where the ceiling height at the external wall is above 3 metres replace broken wall vents with cast
plaster wall vents, approximately 230 mm x 155 mm or to match existing.
Where the ceiling height at the external wall is below 3 metres, remove broken or damaged wall vents
and patch with like for like interior wall lining flushing joins and paint over in like for like colours.
11.12.4
Cornices
Replace or repair broken or damaged cornice to match existing.
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(i)
For gaps less than 5 mm, remove dust and debris, seal with Fullers Caulk N Seal or a
polyurethane sealant;
(ii) For gaps 5 mm or greater ensure cornice is securely fixed to ceiling, remove dust and debris
insert a polyethylene backer rod and seal with a white polyurethane sealant. (Sika Sikaflex
PRO or equal approved)
(iii) If the cornice is not secure or the gap is greater than 10 mm replace cornice fixed to ceiling
only, leaving a 6 mm gap to the wall and finished as above.
11.12.5
Finishing
On completion of the repair to the wall or ceiling prepare for painting and paint the area to match the
surrounding area. The extent of painting will depend on the situation but any patch painting shall not
be obvious. If matching is difficult paint the wall, cornice, vent or ceiling that has been repaired.
11.13 WINDOW REVEALS IN BATHROOMS
Where a bathroom window is to be replaced or a new window formed that is less than 300 mm from
the shower area (including a shower over a bath) the reveal to the window shall be treated as
follows:For masonry walls the reveal is to be plastered or be tiled
For framed walls the water resistant lining is to be returned to the window and painted or tiled.
11.14 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
11.14.1
Delete 11.5 (Internal Wall Plastering), 11.6 (Linings Generally), 11.7
(Plasterboard) and replace with Internal Wall Linings
Replace like for like.
a) The following internal wall linings supported on 75 x 32 x 1 mm thick C section studs at 600
mm centres and with maximum unsupported height of 2700 mm, are deemed to satisfy stated
requirements:
i) Pre-finished, pre-coloured fluted or profiled sheet steel.
ii) 9 mm ply (treated to resist termites).
iii) 9 mm fibre-cement sheet,
b) Alternative materials may be used, however, they must demonstrate the same soft and hard
body impact resistance as one of the materials listed in a), when tested by a Registered
Testing Authority as defined in the BCA.
c) Wall linings in wet areas shall be 9 mm fibre-cement sheet with flush plastered joints or
rendered masonry.
9 mm Ply wood and Weathertex ImpactBoard are acceptable wall linings. Both must be treated with a
Light Organic Solvent Preservative (LOSP). The ply wood shall be H3 9 mm paint grade B/C ply A
bond (exterior) glue line (treated for termite attack).
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If there are holes in impact board and ply sheets that cannot be filled replace the entire sheet like for
like.
11.14.2
Mouldings
Delete 11.9 (Cornices) and replace with Architraves, Skirting, Cornices &
Cornices and skirting shall be treated with a Light Organic Solvent Preservative (LOSP) to offer
protection from insects and decay.
Architraves, skirting and cornices shall be 42 x 19 mm H3 LOSP Primed Pine painted.
All mouldings shall be LOSP treated.
11.14.3
Delete 11.12.2 (Sheet Walls & Ceilings) and replace with Ceiling lining
Replace like for like.
In WET AREAS ceiling lining shall be 6 mm fibre reinforced cement board, with flush plastered joints.
In the WEST COAST dwellings ceiling lining shall be H3 LOSP treated 9 mm paint grade B/C ply A
bond (exterior) glue line (treated for termite attack) or Weathertex ImpactBoard.
In the APY LAND dwellings ceiling lining shall be Lysaght panel rib BMT 0.42 mm Colorbond
Surfmist. Fixing to be Buildex Wafer Head in Surfmist color.
12.
TILING
12.1
PRELIMINARIES
12.1.1 Work in Other Sections
Surface Finishes in one operation - see Concrete.
12.1.2 Consultation with Other Trades
Ensure that the base floors & fitments have been completed and are constructed to suit the specified
finish, levels and falls, and that any correction if required, is made before commencing to lay the
finishing materials.
When repairs require a significant area of tiling to be replaced in a shower the extent of work will be
governed by the waterproofing requirements. Refer clause12.4 below.
Tape all pipes and floor grates prior to commencing work.
Have door stops replaced and doors planed if necessary after the tiling has been completed.
12.2
MATERIALS
12.2.1 Screed
Screed shall consist of 1 part cement to 2.5 parts clean sharp sand mixed with sufficient water to
achieve a workable consistency.
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12.2.2 Adhesives
Adhesives shall comply with AS 4992.1 (Ceramic tiles – Grouts and adhesives – Terms, definitions
and specifications for adhesives) and be compatible with the substrate and/or the waterproof
membrane and tiles.
Deliver to the site in the manufacturer’s original marked containers, allowing product identification and
the batch numbers.
12.2.3 Tiles
Floor, wall and quarry tiles shall be first quality complying with AS 4662 (Ceramic tiles – Definitions,
classification, characteristics and marking), subsequently specified in this Section and the colour
schedule.
12.2.4 Grout
Grout is to be reduced water absorption, cementitious grout to AS 4992.3 (Ceramic tiles: Products for
installation – Grouts: Definitions and specifications) and compatible with the adhesive use for the
tiling.
12.2.5 Sealants
All sealants used are to remain flexible and allow long term for at least a 10% joint movement
Sealants shall be 1 part Polyurethane (e.g. Sikaflex PRO) for bathrooms or an approved mould
resistant sealant.
For other areas use Polyurethane or Fullers Caulk in Colours or equal approved.
12.2.6 Finishing Angles
At doorways and any other internal area where tiling does not abutt a wall or fixture provide a brass
angle to support the edge of the tiles.
12.2.7 Waterproofing Membrane
Membranes to be as follows:
Gripset Waterproofing Membrane
BEAUMONTS ‘BARRIERFLEX’, ABA ‘SUPERFLEX 3’ or
CROMMELIN CHEMICALS WETITE or equal approved.
NOTE:- The required curing time of the base concrete is 28 days for BARRIERFLEX and
SUPERFLEX and Gripset while the WETITE may be placed over concrete in this location after 2 to 3
days provided the concrete is surface dry.
12.2.8 Samples and Technical Data
Samples and Technical Data, including test results, will be required if variance to products specified
are proposed. For wet area floor tiles only those tiles that have been previously tested and approved
by the Principal will be accepted.
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12.3
WORKMANSHIP
12.3.1 Generally
Each item of work shall be carried out in accordance with the best trade practice, by specialist trade
and/or workmen experienced in the particular work.
12.3.2 Preparations
For retiling remove all old tiles and adhesive and ensure the base is sound and suitable to receive
tiles.
Fill any joints and depressions and with an approved proprietary brand material; grind off unwanted
projections, etc. as required.
Thoroughly clean surfaces, remove dust or surface contaminants and generally prepare to give
adequate bonding for screeds or tiles.
Bath risers shall be cut back to allow tiles to fit under the lip of the bath.
12.3.3 Setting Out and Cutting
Set out tiles to minimize cutting and with full tiles from brass floor angles at doors or at shower set
downs where scheduled. Wall tiling to be set out with a full tile on the top of the wall.
The orientation of the tiling shall be consistent throughout the house.
Accurately cut to adjoining surfaces, pipes and other projections.
12.3.4 Adhesive Fixing
Apply adhesive in all over manner, so that the back of the material to be fixed is completely covered.
Comb the adhesive with a notched trowel.
Lay tiles before the adhesive skins, and ensure an even surface and permanent adhesion.
12.4
WATERPROOFING OF WET AREAS
12.4.1 General
Construction details of wet areas shall be in accordance with the Building Code of Australia, AS 3740
(Waterproofing of domestic wet areas) and to additional requirements specified. Where screed is
used the membrane is to be applied after screeding.
12.4.2 Falls
In addition to the requirements of the Building Code of Australia and AS 3740 (Waterproofing of
domestic wet areas), the following falls shall be achieved on the finished floor surface:Shower area - between 1:50 and 1:60
Other wet areas - between 1:80 and 1:100
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12.4.3 Extent of Waterproofing
Areas to be waterproofed are as follows:12.4.3.1
Bathrooms with Shower Alcoves
All corners of shower alcoves shall be waterproofed 50 mm min. each side of the corner for
the full height of the tiling. Either extend the waterproofing up from the floor for a distance
of 150 mm or waterproof the entire shower wall.
The whole of the bathroom floor (including the shower alcove) is to be waterproofed and
returned up the walls as a cove to 150 mm min. above the finished floor level. At the door
way the waterproofing is to extend to the top of the brass edge angle.
12.4.3.2
Bathrooms with Showers above the Bath
For existing masonry construction seal bath to wall and extend waterproofing to a height of
150 mm min. above the lip of the bath.
For new masonry and lined walls waterproof the walls as for a shower area.
Any horizontal or near horizontal areas abutting the top of the bath shall be fully
waterproofed and the waterproofing turned a min of 150 mm up the wall.
12.4.3.3
Repairs resulting in the retiling of part of a shower
Where repairs require part, or all, of the shower base to be retiled, the floor of the shower
area shall be water proofed and the waterproofing extended up the walls 150 mm and
outside the shower complying with the details of the Building Code of Australia or AS 3740
(Waterproofing of domestic wet areas). For masonry walls, the waterproofing 50 mm wide
up the full height of the internal corner is not required, but for walls lined with water resistant
board the tiling is to be removed to allow for the corner membrane unless it already exists.
Where repairs require a wall of the shower alcove to be retiled (e.g. replace a sheet of wall
lining) then the whole shower alcove is to be waterproofed according to the details of the
Building Code of Australia or AS 3740 (Waterproofing of domestic wet areas).
Where the bottom row of wall tiles in the shower alcove is being replaced the floor is to be
waterproofed in accordance with the requirements of the Building Code of Australia or AS
3740 (Waterproofing of domestic wet areas) and the membrane turned up the wall 150 mm.
For masonry walls the membrane up the full height of the internal corner is not required but
for walls lined with water resistant board the tiling is to be removed to allow for the corner
membrane unless it already exists.
Where the shower alcove is being converted from a step down shower to a step less
shower the whole of the bathroom floor shall be waterproofed and extended up the wall by
150 mm within the shower alcove and 50 mm within the general bathroom area.
12.4.3.4
Penetrations
All exposed tap, spout and pipe penetrations shall be waterproofed
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12.4.4 Application
All products are to be mixed and applied as per the manufacturer’s recommendation.
12.4.5 Notification
The Contractor is to notify the Principals representative the following in writing prior to completion of
the works:
12.5
(i)
The type of system installed.
(ii)
The date of installation.
(iii)
Installers licence number.
(iv)
Adhesives compatible with the waterproofing membranes used.
SCREEDING
12.5.1 General
Screeding of wet area floors shall be a minimum of 20 mm in thickness and graded to achieve the
required falls.
12.5.2 Preparation of Base
After thoroughly cleaning the concrete base, apply a coat of bonding emulsion, well brushed onto the
surface and allow to tack dry immediately before topping.
The bonding emulsion shall be Cemstik or equal approved in accordance with manufacturers
recommendations OR a cement slurry.
12.6
FLOOR TILING
12.6.1 Tiles
Lay the slip resistant ceramic floor tiles as specified in the Schedule in an un-bonded pattern using a
3 mm joint. Only floor tiles in the approved list can be used.
12.6.2 Bathrooms with existing Shower & Alcoves
Where existing step down or hobbed shower alcoves or the floor or one side of the alcove are being
retiled the alcove shall be waterproofed. This will require the removal of at least one row of wall tiles
and all the tiles of the bathroom floor. The whole floor shall be waterproofed and the water proofing
extended 150 mm up the walls. The extent of all other water proofing shall be in accordance with the
requirements of the Building Code of Australia or AS 3740 (Waterproofing of domestic wet areas).
Where repair of loose tiles or the resealing or re-grouting of joints is scoped there is no requirement to
upgrade the waterproofing.
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12.6.3 Fixing
Fix tiles with floor adhesives, compatible with the tiles and the waterproof membrane, used to the
manufacturer’s instructions.
Steps to showers will only be used where a set down shower base is being retiled.
In all other cases the tiling in the bathroom shall be laid at a fall of between 1 in 80 and 1 in 100 to the
floor traps or towards the shower area and the shower area is to be graded at a fall of between 1 in 50
and 1 in 60 from the wall of the shower or from outside of the line of the curtain (as applicable) to the
shower outlet
Form threshold to an external door to match external paving or porch finish. At junction between tiles
or floor coverings and threshold provide a brass angle and door seal (i.e. Raven RP3 or equal
approved). When the threshold is an extension of the internal tiling provide a door seal only (i.e.
Raven RP3 or equal approved).
12.6.4 Grout & Sealants
Fully work waterproof grout into the joints between the tiles. Unless specified otherwise the grout
shall be grey in colour.
For bathrooms seal all junctions of tiles to tiles and tiles to fixtures and fittings with Polyurethane
sealant.
For all areas other than bathroom and showers, seal all junctions of tiles to tiles and tiles to fixtures
and fittings with Caulk N Colours or Polyurethane sealant, or equal approved AS 4992.3 (Ceramic
tiles: Products for installation – Grouts: Definitions and specifications) and the Building Code of
Australia.
12.6.5 Balconies and Porches
Balconies and porches shall be tiled with slip resistant floor tiles as listed in Table 7 Wall and Floor
Tiles for Installation with appropriate falls to ensure water drains. Wattyl Permo-Pave Non-Slip paint
can be used as an alternative to tiles and shall be applied directly to a concrete surface in accordance
with the manufacturers recommendations. Balconies shall be drained at falls as per a bathroom floor
and waterproofed with an approved membrane for use within external areas. The waterproofing shall
be as detailed within AS 4654.2 (Waterproofing membrane systems for external – Above ground level
– Design and installation).
12.7
QUARRY TILES
12.7.1 Tiles
Pave areas scheduled for quarry tiles with vitrified clay tiles of nominal 10 mm thickness.
Tiles are to be first quality in scheduled colours and shall include matching round edges tiles where
available for exposed edges.
12.7.2 Laying
Lay tiles with ABA Quarryfix, or equal approved complying with AS 4992.3 (Ceramic tiles: Products for
installation – Grouts: Definitions and specifications), spread and well combed using a trowel with 6
mm x 6 mm x 6 mm notches.
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Set out tiles and cut as required to finish with joints approximately 5 mm wide and to suit uncut round
edged tiles at exposed edges.
Fully work the Waterproof Grout into the joints. Grout to be in the selected colour.
12.8
WALL TILING
12.8.1 Tiles
Supply and fix first quality glazed ceramic tiles complying with AS 4662 (Ceramic tiles – Definitions,
classification, characteristics and marking) as per the schedule.
12.8.2 Preparation
Before commencing to tile, thoroughly clean and remove dust from the fibre cement (Villaboard)
sheeting; and bind all surfaces behind tiling with ABA Primer or I.C.I. Ceramaprime as recommended
by the adhesive manufacturers.
For solid walls thoroughly wash and clean.
Allow to dry before applying adhesive.
12.8.3 Adhesive, Grout & Sealants
Set tile with flexible multipurpose adhesive, or equal approved.
Point all joints in tiles solidly with grout, in the scheduled colour.
For bathrooms seal all junctions of tiles to tiles and tiles to fixtures and fittings with Polyurethane
sealant.
For all areas other than bathroom and showers, seal all junctions of tiles to tiles and tiles to fixtures
and fittings with Caulk N Colours or Polyurethane sealant, or equal approved AS 4992.3 (Ceramic
tiles: Products for installation – Grouts: Definitions and specifications) and the Building Code of
Australia.
Seal around all tap bodies or provide proprietary flanges.
12.8.4 Setting
Set tiles with 3 mm joints, true to line, symmetrically and with cuts located in the least noticeable
positions.
Trim neatly around fittings and stopcocks, but ensure sufficient clearance for removal of tap bodies.
Include tiling of sill and reveals where tiling extends above window sill height.
Comb in horizontal directions, using a trowel with 4 mm x 4 mm x 4 mm notches and bed tiles before
the surface skins.
12.8.5 Skirting and Base Courses
Provide a skirting or base course of wall tiling along all walls abutting tiled floors.
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Maintain a straight and level line along top and cut bottom of tiles as required to suit falls and change
in floor level at shower. Where skirting abuts wall tiling match the coursing. The joint between the
floor and the skirt is to be 3 mm and sealed with previously specified sealant.
12.8.6 Accessories
Supply and fix matching glazed ceramic accessories as follows:(i)
Adjacent to bath, an approved soap holder.
(ii) To each shower area other than over bath, a soap holder on the same wall as the shower
head.
(iii) To bath riser, two 150 mm x 75 mm vents, positioned symmetrically on riser.
12.9
TILING SCHEDULE
Tiles to be installed will be selected from Table 7 below:
Table 7
Wall and Floor Tiles for Installation
Wall tiles (mm)
Beaumont Tiles: – 200 x 200 Plain White
Ceramic World: – B01 200 x 200 Plain White
Italia Ceramics: – RAL 9106 Gloss 200 x 200
Plain White
Newton Ceramics: – CL-PR301AA Gloss
White 200 x 200
Floor tiles (mm)
Beaumont Tiles: – 74707, 74708, 74724, 74725,
74726
Ceramic World: - Mosaic Unglazed 98 x 98 N529,
N530, N537, or K981
Italia Ceramics: – Dotti 100 x 100, White Grey Matt,
Ivory Matt, Grey Matt, or Tobacco Matt
Newton Ceramics: – 100 x 100 (RAKMRANTM1010
Anthracite Matt; RAKMRMOCM1010 Mocha Matt;
RAKMRTMM1010 Timau Matt; RAKSTAVRM1010
Avorio Matt)
12.9.1 Floor tiling
For all tiled floors provide a minimum of 1 row of skirting tiles.
Provide floor tiling to wet areas - bathroom, WC and laundry.
Floor tiles in all wet areas shall be selected from table 7 above in 97 mm x 97 mm format.
Floor tiling shall be continuous under the vanity unit and upright stoves, where provided.
Water test wet area floors on completion. All water is to drain completely to floor trap with no ponding.
12.9.2 Wall tiling
Provide 200 mm x 200 mm plain white glazed wall tiles as shown in table 7 to the following areas:
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12.9.2.1
WC
1 row of wall tiles as a skirting.
Where hand basins are included with the WC, tile basin as per bathroom.
12.9.2.2
Laundries
Tile to a minimum height of 400 mm min. above the trough and extend tiling for at least the
length of the unit.
Where the trough is positioned in a corner, tiling shall extend to the nearest tile in excess of
the width and depth of the unit. In all cases the top row and end row of tiles shall be full
tiles.
Where washing machine taps are not in the tiled area over the trough, tile to provide a
minimum of 100 mm of tiling around the taps.
Provide one row of 200 mm minimum skirting tiles.
12.9.2.3
Bathrooms
Walls
Only where specifically scoped.
Shower alcove
Shower: 2000 mm above floor level and 1200 mm wide to each
wall in the shower recess.
Shower over bath
On side wall and any return walls around bath to a height of two
metres from floor and to a length of not less than 1200 mm.
Bath
All bath risers
Vanity units
Tile brick hobs under fixed vanities. Where there is no vanity
cupboard tile the full width of vanity area down to floor behind
bench. Tile to a height of 400 mm above the full width of all
vanity cabinets and basins and troughs, including any side
returns.
12.9.2.4
Kitchen
Above bench cupboards where there is no overhead cupboard to a minimum height of 600 mm.
Where overhead cupboards exist tile the full height between the bench top and the overhead
cupboard.
Tile behind stoves to a minimum height of 1500 mm x the width of the space between the cupboards.
Where the cooker is not located between cupboards the width of tiling shall be not less than 900 mm.
Where the stove is positioned in a corner, the tiling on the return wall shall be minimum 1500 mm high
x depth of stove.
12.10 REGROUTING
Remove all loose or powdery grout for the full depth of the grout joint. Scrub out the joint with clean
water, allow to dry, and then install matching grout as for grouting.
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12.11 PATCHING AND MAKING GOOD
Make good any defects or damage immediately prior to completion. Repairs or making good shall be
carried out as previously specified.
12.12 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
12.12.1
Substitute 12.8.6 (Accessories) with:
Supply and fix matching stainless steel or chrome accessories as follows:(i)
Adjacent to bath, an approved soap holder.
(ii) To each shower area other than over bath, a soap holder on the same wall as the shower
head.
(iii) To each shower area next to the hand basin and near the toilet install a stainless steel shelf
300 mm long and 100 mm wide.
(iv) Vents are not required on bath risers.
See Appendix G Housing on Designated Aboriginal Lands Material Schedule for the relevant
specified products.
13.
GLAZING
13.1
PRELIMINARIES
13.1.1 Work in Other Sections
For the following items of work refer to other trade sections.
(i)
Glazing of Aluminium Windows - included in Section 7 Carpentry.
(ii)
Treatment of rebates in Timber Window Frames for glazing. Refer Section 7
Carpentry.
(iii)
Surface Preparation and Priming of Structural Steel - as specified in Section 7
Carpentry.
13.2
GLAZING GENERALLY
13.2.1 Standard of Work
Glazing shall comply with the appropriate sections of AS 1288 (Glass in buildings – Selection and
installation) and Refer to the SA Design Wind Speed for Housing maps (DPTI), Planning division).
Glass shall be free from flaws, scratches and other imperfections, clean cut and set with proper
clearances.
Replace any glass broken as a result of faulty glazing or breakage.
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13.2.2 Preparation
Ensure that rebates are clean, dry and primed and sealed immediately prior to the setting of glass and
will remain free from moisture whilst glazing is in progress.
13.2.3 Setting
13.2.3.1
Timber
Glass fixed with beads shall be back puttied or siliconed, set without a putty bed, firmly
positioned against rebate or fixed bead and separated from the other bead by a thin layer of
putty or silicone.
Glass fixed without glazing beads shall be back puttied or siliconed, sprigged and face
puttied; fill face putty or silicone to slightly below sight line, to allow further sealing against
glass by overlapping of paint coats.
13.2.3.2
Renovated Steel Window Frames
Glass shall be back puttied and set using silicone and finished with metal frame putty.
Use putty or silicone appropriate to the frame and neatly trim and smooth off on completion.
CAUTION Existing putty may contain asbestos
13.2.3.3
Aluminium Frames
All glazing to aluminium windows shall be fixed into the frames using appropriate neoprene
gaskets. Where practical, glazing is to be completed off site.
13.3
GLASS DETAILS
13.3.1 Window Glass
Glass to Bathroom, utility and W.C. areas and any internal borrowed lights, shall be decorative glass,
‘Satinlite’ or equal approved.
Except where otherwise indicated, the remaining window glass is to be clear.
The minimum thickness and type of glass shall be as indicated in the following tables.
Table 8 (a)
Areas in m/s of ordinary annealed framed glass for differing design wind speeds;
Ultimate Design Wind Speed
Thickness
3 mm
4 mm
5 mm
6 mm
8 mm
34m/s
2
3.5
5.2
7.4
11.0
40m/s
1.4
2.4
3.6
5.2
7.9
50m/s
1.0
1.7
2.6
3.6
5.4
55m/s
0.8
1.4
2.1
2.9
4.4
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Table 8 (b)
Areas in m/s of ordinary annealed patterned glass for differing design wind speeds;
Ultimate Design Wind Speed
Thickness
3 mm
4 mm
5 mm
6 mm
34m/s
1.7
3.0
4.8
6.6
40m/s
1.1
2.1
3.3
4.8
50m/s
0.8
1.5
2.4
3.5
55m/s
0.6
1.2
1.8
2.6
Where Grade A safety glass is required in framed glazing for doors and sidelights and windows next
to doors and other areas by AS 1288 (Glass in buildings – Selection and installation), the following
applies:
Table 8 (c)
Minimum Glass thickness for toughened glass;
Max. Area of Pane
1.0 m²
2.0 m²
3.0 m²
4.0 m²
Min. Thickness
3 mm
4 mm
5 mm
6 mm
Table 8 (d)
Unless otherwise detailed the minimum glass thickness for panels starting less than 500 mm above
floor shall be as follows;
Max. Area of Pane
1.2 m²
Min. Thickness
5 mm
13.3.2 Glass to Doors
Glaze full and half glass doors in clear toughened glass, unless directed otherwise.
Where a sidelight adjoins a glass door the glazing shall be in decorative glass.
This may need to be safety glass.
13.3.3 Mirrors
Mirrors shall be 6 mm mirror quality float glass, with heavy silver reflective surface, electroplated
copper coat and rolled coat of backing paint. Edges shall be flat polished and arised.
Space, between mirror back and wall surface, with 3 mm thick plastic washers and fix through the
glass with chromium plated or stainless steel screws with C.P. dome covers.
13.3.4 Louvre Window Systems
Louvre window systems are to be used in consultation with a representative of the Principal.
Generally this will be in areas where providing other open-able windows to achieve sufficient
ventilation is problematic (laundries, bathrooms), or in conjunction with full height glazed doors as an
alternative ventilation source.
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Glazing shall be toughened glass with rounded corners (Splayed glass blades) with a performance sill
included to withstand 300Pa Water Resistance. All glazing shall comply with AS 1288 (Glass in
Buildings – Set) and be sealed with Santoprene weather seal, and if louvre’s can be mistaken for door
openings or are within 300 mm of external door openings the glass used is to be grade ‘A’ safety
glass.
All windows are to be fitted with fly screens on the outside of the blades fitted into window frame.
For ground floor windows and in other places specified by the Principals representative, security bars
designed as part of the window system shall be fitted at every blade.
Standard manual opening devices shall be used, automatic or motorised opening devices are NOT
acceptable.
Frames, fly screens and security bars shall be exposure class aluminium finished clear anodised and
powder coated to match existing or surrounding colours.
The Vantage Louvremaster window system or equivalent is deemed to comply.
13.3.5 Polycarbonate Panels
Where directed by the Principal polycarbonate panels will be used in selected Housing SA dwellings
as a substitute for glass. Polycarbonate panels will be chosen based on the table below:
Maximum short dimension of polycarbonate panel size for fully framed glazing at differing
wind speeds
Maximum Short Dimension (m)
Sheet Thickness (mm) Design Wind Speed (m/s)
28
33
41
4.5
1.21
1.12
0.98
6
1.60
1.50
1.36
9.5
1.99
1.88
1.73
12.7
2.40
2.40
2.40
13.4
SHOWER SCREENS
13.4.1 Screen Details
Shower screens shall be made up with 19 mm x 12 mm or other approved bright anodised or powder
coated aluminium sections as scheduled, neatly mitred at intersections and corners and securely
joined together.
Glaze with safety glass set into section with Neoprene waterproofing glazing system.
Each screen shall be provided with a saddle for positive seating to bath flange and be held firmly to
wall using a wall channel fixed in at least 3 places to wall and screen.
The top of screens shall be held securely with 19 mm bright anodised or powder coated 1.0 mm wall
thickness aluminium curtain rail, fitted with stop end and wall flange and to approval.
Seal screens to walls and where seated on bath or on floor with 12.7 mm x 6.4 mm adhesive type
vinyl foam, Uni-sil Silicone Sealer or equal approved, or with polyurethane sealant.
Where showers are adjacent to a timber door frame install a 150 mm long shower screen fixed to the
wall and floor to protect the door frame.
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13.5
REPLACING GLAZING
13.5.1 General
Site measure the window to ensure that the correct size glass is provided.
Before removing the existing glass place drop sheets in place to catch any pieces of glass. Ensure
that correct safety clothing is worn and that tenants and any members of the public or other trades’
people working in the area are kept at a safe distance.
13.5.2 Removal
The existing glass is to be carefully removed and placed in appropriate receptacles and then removed
from site. Carefully remove any beads and seals and clean the rebates of any putty or silicone or
dust. Carefully clean any beads for reuse or if the beads are damaged replace with new matching
beads.
13.5.3 Window Glass
The new window glass shall be selected as per the tables above. Care shall be taken to observe the
requirements for safety glass which may now require safety glass while the regulations at the time the
window was installed did not.
13.5.4 Installation
Prime the existing surface where necessary to ensure that the surfaces are suitable for the seals.
Install as for new glass. On completion clean the area and ensure there is no broken glass left on the
site. Clean the window.
13.6 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
All glazing shall be Lexan polycarbonate in accordance with the table above at 13.3.5 Polycarbonate
Panels.
14.
STEELWORK
14.1
WORKMANSHIP AND MATERIALS
All work shall be of the highest standard, carried out by specialist firms and/or tradesperson
experienced in the particular type of work.
Shop fit and assemble wherever practicable.
Assembly bolts and other fixings to zinc treated steel shall be galvanised or zinc plated, and to nonferrous metal be brass, stainless steel or Monel metal. Lead shall not be in contact with Zincalume.
For surface preparation and protection coatings, if not specified in this Section, refer to Section 15
Painting.
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14.2
STRUCTURAL STEELWORK GENERALLY
14.2.1 Supply and Fabrication
Ensure accuracy in relation to other work and supply the Principals representative with a copy of the
Fabricator’s shop drawing for inspection, where necessary.
Work to comply with, AS 4100 (Steel Structures) and AS 1554 (Structural steel welding – Welding of
steel structures).
Welding shall develop the full strength of members and be disposed symmetrically about axes.
Prepare edges for butt welds and make fillet welds generally 6 mm or maximum practicable between
3 mm and 6 mm, continuous around edges of contact and sealing the contacting surfaces. Remove
all slag on completion.
14.2.2 Bolt Fixings
Drill or punch all holes.
Except in fully encased positions, bolts, washers and nuts shall be galvanised. All nuts shall have a
washer under them.
14.2.3 Surface Preparation and Priming
Unless subsequently specified otherwise, thoroughly clean and prepare steelwork for painting by
degreasing and machine wire brushing to Class 1 of AS 1627 (Metal finishing – Preparation and pretreatment of surfaces – set) Part 2 (Power Tool Cleaning) to remove rust and scale.
Apply an anticorrosive primer to a dry film build-up of not less than 40 um; primer shall comply with
APAS 0162.
14.2.4 Surface Finishes
All steelwork other than that specified to have a hot dip galvanized finish is to be coated. For painted
finishes refer to Section 15 Painting.
Powder coated steel shall comply with AS/NZS 4506 (Metal finishing – Thermoset powder coatings).
The steel is to be zinc or zinc-alloy coated before being pre-treated with Chromate or Zinc Phosphate.
The minimum coating thickness of powder coating shall be 40 µm except for external steelwork within
1 km of the beach where the thickness is to be 60 µm.
14.3
METAL DOOR FRAMES
14.3.1 Application
Pressed metal door frames are only used in masonry and steel framed walls and where scheduled or
to match existing.
14.3.2 Details of Manufacture
Fabricate frames from 1.2 mm thick ZF 100 zinc anneal sheet having not less than 100g/m² of zinc
iron alloy coating to both surfaces. Press brake fold with pencil sharp radii in rectilinear length to
profile indicated on drawings.
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Fold or weld all joints and grind smooth. Prime both sides of joint with an approved metal primer.
Cut out frame for flush mounting hinges and back up with a short length of 35 mm x 5 mm thick mild
steel plate drilled and tapped for screw mounting. Provide a universal stainless steel adjustable
striker mounted to suit nominated door furniture height.
Reinforce frame head with 300 mm x 35 mm x 5 mm thick mild steel stiffener plates to receive
nominated door closer if applicable.
On completion of painting and just prior to handover stage, install on the door frame stop, pressure
sensitive, adhesive back, transparent, polyurethane polymer buffers.
Provide steel spreaders as necessary to retain the shape of the frame and building in straps (not
wires) of 1.2 mm x 75 mm wide galvanised or zinc anneal steel, folded to fit into the profile of the door
frame and projecting 150 mm and with two 35 mm diameter perforations.
14.4
METAL WALL FRAMES AND ROOF TRUSSES
14.4.1 General
Frames, trusses and other light gauge steel sections shall be designed in accordance with AS 3623
(Domestic metal framing) and manufactured from pre-coated steel with a yield stress of not less than
250 MPa.
The coating shall be not less than Z275 or AM125 in accordance with AS 1397 (Continuous hot-dip
metallic coated steel sheet and strip – Coatings of zinc and zinc alloyed with aluminium and
magnesium). For repairs refer to Section 7 Carpentry.
14.4.2 New or Replacement Walls
For new or replacement walls reinforcing for fixing of grab rails and other items shall be designed into
the system wherever possible in accordance with the design specification. Where timber as per
timber walls is fixed between the studs the steel frame manufacturer shall supply detailed methods of
fixing including the type and size of screws. In general the screwing will need to be through the web
of the stud into the end of the timber and the timber will need to be cut around the flanges of the stud
to give a close fit to the web of the stud.
14.4.3 Retrofitting Grab Rails
When retrofitting grab rails to steel studwork seek advice on whether the stud wall has been built to
allow for fixing of the grab rails and if so follow the detailed instructions supplied by the manufacturer
of the wall frame.
Where no allowance was made either fit a surface rail as per Section 7 Carpentry fixed with screws
as recommended by the stud manufacturer or remove the wall lining and install reinforcing as
required by the stud wall manufacturer.
NOTE:- In most cases where grab rails for a modification for a person with a disability are being
installed and no allowance was made in the design of a steel stud wall for the fixings was made, it will
be necessary to remove the wall lining as the screws into the stud for a surface timber plate are
unlikely to have sufficient capacity in the thin steel section to meet the Australian Standards. This
does not apply to the fixing of toilet roll holders soap holders towel rails and the like which can be
fixed directly into the studs.
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14.5
EXTERNAL BALUSTRADING
Supply and fabricate the steelwork to handrails, hand rails on posts and balustrading as detailed on
the relevant drawing. In general these are to be finished in a galvanized finish. Refer also to the
“Housing SA Design Guide 4.1 Housing Modifications.”
Develop welds to full strength of members to be welded. Grind level visible welding to a smooth finish
.
Hot dip galvanise the completed balustrade or hand rail if possible but if that is not possible touch up
welds on pre - galvanized steel as soon as possible with zinc rich primer.
Wire brush any site welds and touch up with a zinc rich primer of similar colour to the galvanizing.
Replace like for like any broken or badly corroded sections of hand rail or balustrade. A complete
section of rail or post shall be replaced unless agreed otherwise with the Principals representative.
Replace any loose or corroded fixings with the same size galvanize fixings.
14.6
STEEL RAINWATER TANK STANDS
The steel stands for rainwater tanks shall be in accordance with the design of the tank manufacturer.
All members shall be galvanized and any welds cuts etc. made after galvanizing shall be treated with
a colour matched zinc rich primer. The stand shall be fixed to a concrete base in accordance with the
manufacturer’s requirements.
15.
PAINTING
15.1
MATERIALS
15.1.1 Quality of Product
All materials including primers and undercoats, stains, clear and paint finishes, putty, filler, etc. shall
be the manufacturer’s first quality stock lines.
The manufacturer’s technical claims and published price lists will be the basis for establishing that
such materials are the manufacturer’s first quality stock lines.
In addition, all paints which are required to be part of a system (e.g. primer, undercoat, enamel) shall
be of the same brand of manufacture.
Materials shall not be thinned, mixed or added to in any way other than in accordance with the
manufacturer’s instructions.
15.1.2 Putty and Filler
Putty and filler shall be proprietary products, coloured where necessary to match paint or stain.
For internal stained and clear work use suitable stopping, tinted to match the timber colour and
compatible with the applied finish.
Externally use proprietary external products for filling and stopping. The use of gypsum plaster fillers
is unacceptable.
CAUTION, existing putties in steel framed windows may contain asbestos.
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15.1.3 Storing
Containers and other materials must not be stored on any finished surface, and only on surfaces yet
to be finished if these are adequately protected with an impervious drop sheet or a tarpaulin. Where
the unit is occupied the location of storage shall be agreed with the tenant.
15.2
PRIOR TO PAINT REPAIRS
ALL repairs or replacements shall take place according to the information outlined in the relevant
sections of this specification.
Unsafe non-standard structures (pergolas, verandahs, carports) shall be reported to the Principal.
If the property construction date is prior to 1990, eaves, gables, sheeting, weather board and cover
battens to be repaired or replaced shall be checked for asbestos.
If there is a complete renewal of the gutters they shall be Colorbond.
Downpipe repairs shall include securing the pipe to the structure and re-connection to the existing
stormwater system.
Where repairs are required to wing and side gates that have previously been painted, if the repairs
and re-paint exceeds the renewal cost they shall be replaced in Colorbond.
Where previously painted timber framed windows are beyond repair they shall be replaced by
aluminium framed windows.
Where previously painted timber framed screen doors are beyond repair they shall be replaced by
aluminium screen doors.
Aluminium screen doors are NOT to be repaired or replaced as Prior to Paint repairs.
Repair/renew scotia where rotten, broken, loose or missing.
Repair/renew eave quads where rotten, broken or missing.
Check for timber rot and stirrup corrosion on external verandahs and porch posts connected to the
dwelling, and repair in accordance with the information outlined in the relevant sections of this
specification.
Where a painted porch slab is displaced or requires repair it shall be repaired in accordance with the
information outlined in the relevant sections of this specification.
Where window sill tiles or bricks are broken, loose or missing adjoining to or within the painted area
they shall be replaced or renewed like for like.
Where there is panel damage on gables or cover battens are broken or missing they shall be repaired
like for like.
Where external cement sheeting or weather boards are cracked, fractured or have holes these are
not to be patched, they are to be replaced.
Where group site pre-painted fences are in need of replacement this should be included within the
Scopes of Works for that job order.
Clean gutters and storm water outlets only if required to ensure free flow of water from the roof areas
to the water table.
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Any structure attached or free standing NOT owned by the Principal shall NOT be repaired or repainted. Details of ownership are to be confirmed with the Principals representative prior to
submitting the Scope of Works.
Re-bedding and replacement of roof tiles shall be like for like with matching mortar colour.
Only group site letterboxes are to be repaired or replaced, individual letter boxes are to be renewed
through the normal maintenance procedure.
Any vegetation that will impede work is to be reported to the Horticultural Contractor via the
maintenance call centre.
15.3
SURFACE PREPARATION
15.3.1 General
Where lead paint or an asbestos substrate is identified, specific preparation and treatment shall occur
according to the details outlined below in “Preparation of Existing Painted Surfaces”.
Ensure that surfaces to be coated are in a clean, dry and smooth condition, free from greasy or other
harmful substances. The standards recommended in AS 2311 (Guide to the painting of buildings)
shall apply.
When sanding take care to avoid scratching glass in windows, doors, tenant fixtures and fittings.
Contain all dust to the area where the work is being carried out. Collect all dust on drop sheets and/or
use sanding machines with a dust collection container.
Remove existing paint from second fix items such as door and window furniture, electrical switches
and power outlets, and from glazing. (Splashes and over painting).
15.3.2 Pre-Treatments
The treatments of timber for preservation during the construction period only are specified in Section
7 Carpentry.
Note that the pre-delivery priming coat to standard hardboard is additional to and not in lieu of the
primer and finishes subsequently specified.
15.3.3 New Timber
Rub down timber when dry and sand to remove any raised grain and imperfections which may impair
the final finish. Where applicable lightly sand off-saw finished timber to remove any unwanted fibres.
Dust down and seal knots and resinous patches.
For proprietary pre-primed timber products thoroughly sand primer.
Prime or seal as appropriate before building in.
15.3.4 Metalwork
Structural steel members are to be shop cleaned and primed before delivery to site, as specified in
Section 14 Steelwork.
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Any untreated black steel shall be thoroughly cleaned and wire brushed to remove all scale, and be
rust free immediately prior to priming.
Degrease with mineral turpentine or proprietary degreaser any surfaces not previously primed of zinc
anneal, galvanised and Colorbond coated steel, where these will be painted.
15.3.5 Stopping and Filling
After priming, stop and fill all holes, cracks and other imperfections in surfaces to be finished with
materials previously specified and sand level as necessary.
Fill open grained timber and then sand back so that the open-grain is filled only, before undercoating.
Edges of particle board are to be filled and smoothed to suit painting or staining to match the specified
face finish.
15.3.6 Preparation of Existing Painted Surface
15.3.6.1
General
Remove loose, flaked, scaling and powdered paint. Fill and stop holes. For repairs for
rotted or damaged substrates, refer to Section 7 Carpentry or Section 11 Wall Linings
and Plastering. Any exposed substrate shall be treated as for new material (i.e. spot
primed). Refer any significant hidden defects to the Principals representative.
15.3.6.1.1 Existing Alkyd Paints (Solvent Based)
For sound existing Alkyd Paint that is not containing lead or on an asbestos substrate,
sand surfaces using a fine abrasive until the sheen is removed. Alternatively treat the
surface with Easy Surface Preparation (ESP) made by the Flood Company of Australia (or
equal approved).
On completion of sanding wipe down as per new paint manufacturers recommendations to
enable the surface to be prepared for coating. Apply any primers or preparations prior to
painting, in accordance with the manufacturer’s recommendations.
15.3.6.1.2 Existing Acrylic Paints (Water Based)
For sound existing Acrylic Paints wash down the existing surface with sugar soap or
similar to remove all dust and other contaminants.
15.3.6.2
Asbestos Containing Substrate – SPECIAL REQUIREMENT
Some painted substrates will contain asbestos. Where the asbestos substrate is nonfriable (i.e. intact) and there is minimal (a small patch or two) paint peel or bubbling the wet
spray method of handling asbestos shall be used prior to removing the paint. Where there
is extensive (greater than 10% of the area) paint peeling or bubbling or where the asbestos
substrate has become friable (i.e. broken or splintered) this shall be reported to the
Principals representative and removal of the asbestos shall occur in accordance with the
details outlined in this specification.
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For Wet Spray removal of small patches of paint on an asbestos substrate, the work area
shall be clear of tenants, their visitors and pets. A large plastic drop sheet shall be placed
under the affected area to catch any water run-off and paint. The affected area shall be
thoroughly wet using a spray bottle full of water (portioned detergent and glue mixes are
acceptable) and the paint gently scraped from the substrate.
DO NOT USE POWER TOOLS.
Special care shall be taken not to scrape or penetrate the asbestos substrate. Personal
Protective Equipment shall be used throughout this process and care shall be taken to
ensure that water run-off from spraying is minimised. Upon completion all debris shall be
collected in the plastic sheet and disposed of in accordance with the requirements for
disposal of asbestos containing material.
Upon removal of bubbling and peeling paint wipe down the substrate as per new paint
manufacturers recommendations. Ensure the substrate is completely dry prior to any
further work. For Alkyd based paints treat the painted surface with Easy Surface
Preparation (ESP) made by the Flood Company of Australia (or equal approved) to enable
the surface to be prepared for coating without the need for sanding. Wait for the ESP to dry
and apply primers and paint as required and in accordance with manufacturer’s
recommendations. For Acrylic based paints wash as described above.
15.3.6.3
Lead painted Substrate – SPECIAL REQUIREMENT
Some paints contained lead. While the paints with lead oxide as a base have not been
used for many years some Alkyd Paints used a small percentage of lead as driers. If lead
is suspected in the paint and there is loose, flaked, scaling or powdered paint, test for the
presence of lead. When dealing with paint that is suspected of containing lead the
procedures laid down in AS 4361.2 (Guide to Lead Paint Management – Residential and
Commercial Buildings) shall be followed.
Paint containing lead is only to be removed if the paint is either loose or flaking or the
substrate has failed. If the substrate has failed care is to be taken to remove the substrate
complete with the paint. Where areas greater than 10 square metres of lead containing
paint that is loose, flaked, scaling or powdered exist, advise the Principals representative
before proceeding.
When removing paint containing lead use drop sheets to catch all paint, dust and debris.
Ensure that the public, the tenant and pets are kept clear of the area. Special care shall be
taken to ensure children less than 5 years of age and pregnant women are kept clear of the
area until the material has been removed from the area. All paint that is removed shall be
cleaned up and disposed of as contaminated waste.
Upon removal of bubbling and peeling paint wipe down the substrate as per new paint
manufacturers recommendations. Ensure the substrate is completely dry prior to any
further work. Treat the surface with Easy Surface Preparation (ESP) made by the Flood
Company of Australia (or equal approved) to enable the surface to be prepared for the
coating without the need for sanding. Wait for ESP to dry and apply primers and paint as
required and in accordance with the manufacturer’s recommendations.
15.3.6.4
Preparation between Coats
Allow a drying period between coats, depending on weather conditions and as
recommended by the manufacturer for the particular product.
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Except for acrylic paint used on walls and ceilings lightly sand between coats with fine
grade abrasive paper or pads except between gloss coats where insufficient time has
elapsed, for hardening of the first coat.
15.4
WORKMANSHIP
15.4.1 Applying Paints and Stains
External surfaces shall not be painted in wet or frosty weather, or when dusty conditions are
prevalent.
For the purposes of clarifying the extent of work in relation to the item codes, wall includes where a
wall is fully or partially painted and includes bands but not quoins where the rest of the wall is not
painted. Trim includes, all external doors their frames and architraves, gutters, fascias, eaves, meter
boxes, window frames and surrounds, wall vents, gables and/or gable vent(s), including dutch gables,
window sills, front, side and rear porches, veranda’s, vent pipes and down pipes, window lintels, arch
bars and quoins where the rest of the wall is not painted.
Apply coating materials at container consistency, unless otherwise recommended by the
manufacturer. Properly stir contents of containers and keep well mixed during application.
All in situ painting shall be by brush or roller unless otherwise approved. Apply coats evenly, to
produce a uniform finish without undue imperfections and as near as possible free from application
marks.
Internal stains must be applied evenly and a uniform appearance obtained prior to application of final
coat(s). Provide any spotting as required.
First coat of work to be finished with polyurethane shall be a sanding sealer as recommended by the
manufacturer.
15.4.2 Consultation with Other Trades
Pre prime or seal timber before it is fixed. Coat sections of work to which access may become difficult
by subsequent work, before such work is in position.
15.4.3 Glazed Sections
Where a painted finish is specified prime the glazing rebates and beads of timber windows with a
solvent based wood primer to APAS 0181. Allow 24 hours drying time before glazing.
Where stained finishes are required, seal all the rebates with a water repellent wood preservative.
15.4.4 Internal Timber Stairs
Where the stringers as specified to be painted to match the wall allow to cut in the treads and risers
as required.
After painting supply and fix two 25 mm wide strips of 3 m Safety-Walk General Purpose Tape, as
supplied by Adept-Industrial Industries or equal approved. Strips shall be black or clear and extend
for the full width of each tread, fixed 15 mm in from the nosing and 25 mm apart.
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15.4.5 Protection
Occupied Properties
Ensure tenant possessions are adequately protected. Ensure that the property is adequately
ventilated during painting to minimize tenant inconvenience.
For All Properties
Protect surfaces not to be coated from splashing and smearing as required. Hardware, electrical
accessories, etc. are to be masked, cut in or removed before coating and re-fixed and or cleaned
when surfaces are dry.
Where different surfaces meet such as stained timber and painted soffit linings, apply at least the first
coat of stain and/or paint before fixing in position.
Protect floors, including concrete floors, and in particular where paint and other materials are being
used or containers opened, with impervious drop sheets or tarpaulins.
Any floor, porch or paved area, affected by paint or other spillage’s, shall be cleaned off and/or
replaced as the Principals representative considers necessary, at the Contractor’s expense.
15.4.6 Waste Materials
Do not discharge any waste materials into sanitary fixtures or traps or onto the front or rear yards
except as detailed below.
For Acrylic paints only it is permissible to either:Wash out brushes and rollers in a container of water, allow to stand for at least 2 hours, and then
pour off the liquid into the sewer. The remaining sludge shall be removed from site.
Or
If the tenant gives permission, the rollers may be washed out on the lawn provided that the
leaves of the grass are thoroughly washed off leaving no visible residue on the grass.
Remove waste and flammable liquids from the site regularly and at completion of work.
15.5
COLOURS
15.5.1 Colour Schedule
A schedule of colours to be used for the contract is included as Appendix B1. Where only part of the
unit is being repainted, match adjoining colours. (This will often apply to doors)
15.5.2 Undercoats
Use tinted undercoat of the most suitable colour to ensure proper hiding by the finishing coat.
15.5.3 Internal Staining
The intention is to obtain a natural timber finish generally. Light staining will be required only to
eliminate tonal variations that may exist between the various timber items to be finished.
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15.6
PAINT TYPES
The following paint types shall be used
15.6.1 Timber and timber Products
15.6.1.1
Finishes Relevant to Contract
All exposed surfaces of the external and internal timber in buildings shall be painted or
stained as nominated in the scope.
Provide the coating systems as specified in the following sub-clauses, in addition to prepriming or other pre-treatment. Where preparation of existing surfaces removes the
existing coating, spot prime and undercoat with the primer and undercoat specified for new
work.
Allow to finish any incidental item(s) not specifically mentioned, as specified for similar work
and as directed on site.
15.6.1.2
External Timber - Painted
New
Apply to wrought external timber: (For timber doors an enamel finish shall apply).
One coat of oil based pink primer to
One coat of exterior/interior undercoat to
Two coats of full gloss alkyd enamel to
Or
One coat of latex wood primer to
Two coats of gloss acrylic to
Existing
One coat of exterior/interior undercoat to
One coat of full gloss alkyd enamel to
Or
One coat of latex wood primer to
One coat of gloss acrylic to
Or if there are no scratches in the paint
Two coats of full gloss alkyd enamel to
Or
Two coats of gloss acrylic to
15.6.1.3
APAS 0181
APAS 0016/1
APAS 0015/1
APAS 0183
APAS 0280/1
APAS 0016/1
APAS 0015/1
APAS 0183
APAS 0280/1
APAS 0015/1
APAS 0280/1
Internal Timber and Timber Products - Painted
New
Apply to internal timber:
One coat of oil based pink or white primer to
One coat of exterior/interior undercoat to
Two coats of satin alkyd enamel to
APAS 0181
APAS 0016/1
APAS 0015/3
Existing
Apply to internal timber:
One coat of exterior/interior undercoat to
APAS 0016/1
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One coat of satin alkyd enamel to
APAS 0015/3
Or if there are no scratches in the existing paint
Two coats of satin alkyd enamel to
APAS 0015/3
15.6.1.4
Internal Timber - Stained
New
Apply to timber door frames, windows, skirtings, architraves and any other mouldings
adjacent to stained work:
One match up coat of transparent wax free stain to
One coat of polyurethane Sanding Sealer
Two coats of polyurethane liquid plastic to
(full gloss or semi-gloss as directed)
APAS 0111
APAS 0114
Existing
Apply to timber door frames, windows, skirtings, architraves and any other mouldings
adjacent to stained work:
Two coats of polyurethane liquid plastic to
(full gloss or semi-gloss as directed)
15.6.1.5
APAS 0114
Tempered Hardboard
New External
Apply to tempered external hardboard, such as external skin of external door:
One coat of pigmented sealer (solvent borne) to
One coat of exterior/interior undercoat to
Two coats of full gloss alkyd enamel to
APAS 0171
APAS 0016/1
APAS 0015/1
Note :- The sealer coat shall be applied to both sides of external doors before or
immediately upon delivery to site.
New Internal
Apply to tempered internal hardboard, such as internal skin of external door:
One coat of pigmented sealer (solvent borne) to
Once coat or exterior/interior undercoat to
Two coats of satin alkyd enamel to
APAS 0171
APAS 0016/1
APAS 0015/3
Existing External
Apply to tempered external hardboard, such as external skin of external door:
Two coats of full gloss alkyd enamel to
APAS 0015/1
Existing Internal
Apply to tempered external hardboard, such as external skin of external door:
Two coats of full SATIN alkyd enamel to
APAS 0015/3
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15.6.1.6
Paint Base Boards
New Only
Apply to Prime Coated standard hardboard and Paint Base particle board prepared with
resin impregnated paper:
One coat of pigmented sealer (varnished based) to
One coat of exterior/interior undercoat to
Two coats of satin alkyd enamel to
15.6.1.7
APAS 0171
APAS 0016/1
APAS 0015/3
Internal Stairs and Handrails
New
To staircase or internal steps, including any balustrading, posts, etc. and to timber
handrail(s):
Three coats of satin polyurethane liquid plastic to.
APAS 0114
Existing
To staircase or internal steps, including any balustrading, posts, etc. and to timber
handrail(s):
Apply three coats of satin polyurethane liquid plastic.
15.6.1.8
APAS 0114
Internal Timber - Clear Finish
(i) New
After sanding surface apply first coat of sanding sealer as per manufacturer’s
recommendations. When dry, remove raised grain with very fine sandpaper.
(ii) Apply to timbers:
Two coats of polyurethane liquid plastic
(Gloss or Satin as directed) to;
APAS 0114
(iii) Existing
Apply to timbers:
Two coats of polyurethane liquid plastic
(Gloss or Satin as directed) to;
APAS 0114
15.6.2 Metalwork and Un-plasticised PVC
15.6.2.1
Items to be Painted
The exposed metalwork of buildings externally and internally shall be painted.
Generally service pipes shall match their background colour, unless otherwise directed.
Brackets and cleats shall be painted out to colour match the work they connect.
Flashings to tiled roofs shall be painted to match the background colour.
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15.6.2.2
Black Steel
New
Apply to ferrous metal surfaces, not previously prime coated:
One coat of metal primer to
One coat of exterior/interior undercoat to
Two coats of full gloss alkyd enamel to
APAS 0032
APAS 0016/1
APAS 0015/1
Existing
Two coats of full gloss alkyd enamel to
APAS 0015/1
15.6.2.3
Primed Steel
New
Apply to shop primed structural steel, prime coated metal boxes, etc. after touching up with
primer as required:
One coat of exterior/interior undercoat to
Two coats of full gloss alkyd enamel to
15.6.2.4
APAS 0016/1
APAS 0015/1
Zinc Coated Steel/Lead
New
Apply to zinc anneal, galvanised, zincalume, lead flashings and zinc silicate treated steel
surfaces.
Degrease with an approved commercial degreaser, wipe clean.
One coat metal primer
Two coats of full gloss alkyd enamel to
APAS 0015/1
Alternatively
On coat metal primer
Two coats of gloss acrylic to
APAS 0280/1
Existing
Apply to zinc anneal, galvanised, zincalume, lead flashings and zinc silicate treated steel
surfaces.
Degrease with an approved commercial degreaser, wipe clean.
Two coats of full gloss alkyd enamel to
Alternatively, apply two coats of gloss acrylic to
15.6.2.5
APAS 0015/1
APAS 0280/1
Colorbond Steel
New & Existing
Degrease Colorbond coated steel and clean with an approved commercial degreaser, wipe
clean.
Apply two coats of gloss acrylic to
APAS 0280/1
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15.6.2.6
Non-Ferrous Metal
New
Degrease with an approved commercial degreaser, lightly rub off with fine emery cloth
using mineral turpentine as a lubricant, wipe clean.
One coat metal primer to
One coat of exterior/interior undercoat to
Two coats of full gloss alkyd enamel to
APAS 0032
APAS 0016/1
APAS 0015/1
Existing
Degrease with an approved commercial degreaser, lightly rub off with fine emery cloth
using mineral turpentine as a lubricant, wipe clean.
Two coats of full gloss alkyd enamel to
15.6.2.7
APAS 0015/1
Un-plasticised PVC
New & Existing
Degrease with an approved commercial degreaser, rub down with fine wet and dry, wipe
clean.
Two coats of acrylic exterior low gloss
APAS 0280/1
15.6.3 Internal Walls and Ceilings
15.6.3.1
Walls - Acrylic
New
Apply to plasterboard/Villaboard surfaces
One coat of pigmented sealer (latex type) to
Two coats of latex - Low Gloss to
Or
Two coats of latex - Semi Gloss to
APAS 0172
APAS 0260/3
APAS 0260/2
Apply to masonry surfaces
One coat of pigmented sealer (solvent borne) to
Two coats of latex - Low Gloss to
Or
Two coats of latex - Semi Gloss to
APAS 0171
APAS 0260/3
APAS 0260/2
Existing
Apply to plasterboard/Villaboard surfaces
Two coats of latex - Low Gloss to
Or
Two coats of latex - Semi Gloss to
APAS 0260/3
APAS 0260/2
Apply to masonry surfaces
Two coats of latex - Low Gloss to
Or
Two coats of latex - Semi Gloss to
APAS 0260/3
APAS 0260/2
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15.6.3.2
Ceilings - Acrylic
New
Apply to lined ceiling surfaces including plasterboard cornices, and to incidental timber
cornices mouldings
One coat of sealer (latex type) to
Two coats of acrylic based emulsion Flat to
APAS 0172
APAS 0260/4
Existing
Apply to lined ceiling surfaces including plasterboard cornices, and to incidental timber
cornices mouldings
Two coats of acrylic based emulsion Flat to
15.6.3.3
APAS 0260/4
Walls - Alkyd Enamel
New
Apply to plasterboard/Villaboard surfaces
One coat of pigmented sealer (latex type) to
Two coats of alkyd enamel Semi Gloss to
APAS 0172
APAS 0015/3
Apply to masonry surfaces
One coat of pigmented sealer solvent borne to
Or
One coat of undercoat to
Two coats of alkyd enamel Semi Gloss to
APAS 0171
APAS 0016/1
APAS 0015/3
Existing
Apply to plasterboard/Villaboard surfaces
Two coats of alkyd enamel Semi Gloss to
APAS 0015/3
Apply to masonry surfaces
Two coats of alkyd enamel Semi Gloss to
15.6.3.4
APAS 0015/3
Ceilings - Alkyd Enamel
New
Apply to lined ceiling surfaces including plasterboard cornices
One coat of pigmented sealer (latex type) to
Two coats of alkyd enamel Flat to
APAS 0172
APAS 0015/3
Existing
Apply to lined ceiling surfaces including plasterboard cornices, and to incidental timber
cornice mouldings
One coat of pigmented sealer (latex type) to
Two coats of alkyd enamel Flat to
APAS 0172
APAS 0015/3
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15.6.3.5
Off-form Concrete Ceilings
Existing
Two coats of acrylic based Emulsion Flat to
APAS 0260/5
15.6.4 Fibre Reinforced Cement Board, Masonry & Rendered Surfaces
New
Apply to F.R.C.B. masonry and rendered surfaces including accessories
One coat of pigmented sealer latex type to
Two coats exterior quality acrylic emulsion Low Gloss to
Or
One coat of an approved acrylic based filling
type textured finish
APAS 0172
APAS 0280/3
APAS 0117/3
Existing
Apply to F.R.C.B. masonry and rendered surfaces including accessories
Two coats exterior quality acrylic emulsion Low Gloss to
APAS 0280/3
15.6.5 Fencing
15.6.5.1
Timber Fencing
New & Existing
Two coats low sheen acrylic to
APAS 0115
For new fencing one coat shall be applied before erection
15.6.5.2
Steel Sheet Screen Fencing
New
Apply to one side of steel sheet fencing and gates
Degrease with an approved commercial degreaser, wipe clean
One coat of latex metal primer to
Two coats of exterior quality acrylic gloss to
APAS 0134
APAS 0280/1
Existing
Apply to one side of steel sheet fencing and gates
Degrease with an approved commercial degreaser, wipe clean
Two coats of exterior quality acrylic gloss to
APAS 0280/1
15.6.6 Car park Line Marking
Apply 1 coat line marking paint
APAS 0041/5
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15.7
MOULD TREATMENT
Mould affected areas shall be treated as follows:Wash area with warm soapy water to remove surface dust and grease.
Coat with a mild chlorine bleach containing sodium hypochlorite e.g. Exit Mould, ‘Wipeout Mould’,
Rapid Mould or equal approved and leave in place for 15 minutes.
Wash off the bleach.
Repeat coats with mild chlorine bleach until all visible mould is removed. The wall or ceiling can then
be prepared for the specified paint.
15.8
SMOKE AFFECTED AREAS
Smoke affected areas shall be treated as follows :a)
Wash with warm soapy water until only minimal staining is apparent
b)
Seal to prevent leaching with Solvent based sealer to APAS 0171
c)
Paint as per existing painted surface.
15.9
WATER STAINED AREAS
Seal to prevent leaching with Solvent based sealer to APAS 0171.
Paint as per existing painted surface.
15.10 DEGREASING OF SURFACES
Wash down with warm soapy water and/or a proprietary decreasing agent.
15.11 MAKING GOOD AND CLEANING
On completion make good to any damaged paintwork as necessary.
Remove paving splashes, spots and smears from all surfaces and leave glass free from marks
associated with its handling and fixing.
Leave surfaces not to be painted in clean and original condition.
15.12 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
Refer to Appendix G Housing on Designated Aboriginal Lands Material Schedule E1 for colour
schemes.
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16.
FLOOR FINISHES
16.1
GENERAL
16.1.1 General
Ensure that the base floors are constructed to suit the specified finish and that any correction if
required, is made before commencing work.
16.1.2 Moisture Tests
Take moisture readings where necessary and ensure that adhesive fixed materials are not laid until
the moisture content for the whole area is below or at the maximum recommended by the adhesive or
floor finish manufacturer.
16.1.3 Asbestos
Some properties owned by the Principal may contain asbestos. The Principals procedures require
that suspect floor coverings are tested. Where the contractor suspects the floor finish may contain
asbestos they are to arrange testing. If the material is identified as containing asbestos it shall be
removed in accordance with Work Health and Safety Regulation requirements, by an appropriately
licensed contractor using workers trained in asbestos removal, and taken to an appropriate dump.
16.1.4 On Completion
Upon completion of the installation of the Floor Covering(s), the following procedures shall be
followed:
(i)
clean and wash all vinyl sheeting and tiles, removing any stains, surplus adhesives or
manufacturers’ branding;
(ii)
vacuum carpet;
(iii)
make good any damage caused to other items on the property;
(iv)
refit any door stops as required and remove from site any excess material, off-cuts or any
other relevant or associated rubbish from site; and
(v)
provide a copy of the manufacturers’ printed instruction on cleaning and maintenance of
the vinyl sheeting, vinyl tiles or carpet installed to the resident occupying the property or
left in the kitchen of an unoccupied property.
16.1.5 Fire Hazard Properties
All floor coverings must comply with the requirements for floor covering as given in the latest version
of the BCA Volume One Specification C1.10. For class 1 houses the requirements for class 2
buildings are to be met.
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16.2
VINYL
16.2.1 Materials
16.2.1.1
General
The vinyl surface shall have a plain finish providing a multi shade and non-directional
pattern.
16.2.1.2
Sheet vinyl
All sheet vinyl’s must have guaranteed availability for a minimum of five years for the
complete range.
Vinyl sheeting required to be sealed and polished on a regular basis will NOT be
accepted.
Sheet vinyl for general use shall comply with Type A, B, C or D as defined below.
Sheet vinyl to achieve acoustic treatment to floors shall comply with Type C as defined
below.
Tenderers are to provide a complete set of technical data including test results relating
to the products being offered.
a) Inlaid Sheet Vinyl (Type A)
Inlaid sheet vinyl floor covering must have an overall thickness of not less than 1.5
mm with a wear layer of not less than 0.7 mm thick. The colour and finish must be
uniform throughout the wear layer.
The sheeting is to be class 32 as defined in table 3 of EN 649 (Resilient Floor
Coverings – Homogenous and heterogeneous PVC Floor Coverings –
Specification).
The sheeting shall meet a minimum wear resistance of P as measured under the EN
660-1 (Resilient Floor Coverings – Determination of Wear Resistance – Stuttgart
Test) or EN 660-2 (Resilient Floor Coverings – Determination of Wear Resistance –
Frick-Taber Test).
b) Homogenous Sheet Vinyl (Type B)
Homogenous sheet vinyl floor covering shall have an overall thickness of not less
than 1.5 mm. The colour and finish shall be uniform throughout the wear layer.
The sheeting is to be class 32 as defined in table 3 of EN 649 (Resilient Floor
Coverings – Homogenous and Heterogeneous PVC Floor Coverings –
Specification).
The sheeting shall meet a minimum wear resistance of P as measured under the EN
660-1 (Resilient Floor Coverings – Determination of Wear Resistance – Stuttgart
Test) or EN 660-2 (Resilient Floor Coverings – Determination of Wear Resistance –
Frick – Taber Test).
Armstrong recycled vinyl Eco-Accolade is deemed to satisfy.
c)
Heterogeneous Sheet Vinyl (Acoustic Backed) (Type C)
Heterogeneous (backed acoustic) vinyl sheeting (for walk up flats) shall be light
commercial that is flexible and durable with the specific purpose of reducing noise
(16 – 18 db noise reduction).
If the wear layer is less than 0.7 mm, the wear layer is to be of pure PVC with a
minimum thickness of 0.4 mm.
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If the wear layer is 0.7 mm or greater the wear layer shall have the colour and finish
uniform throughout its thickness.
The sheeting shall meet a minimum wear resistance of P as measured under the EN
660-1 (Resilient Floor Coverings – Determination of Wear Resistance – Stuttgart
Test) or EN 660-2 (Resilient Floor Coverings – Determination of Wear Resistance –
Frick –Taber Test).
The product is to be laid in the conventional way with adhesive.
(d) Heterogeneous Sheet Vinyl (Type D)
Heterogeneous vinyl sheeting shall have an overall thickness of a minimum of 1.5
mm with a wear layer of at least 0.7 mm of through colour and finish uniform
throughout its thickness or 0.4 mm of pure PVC.
The sheeting is to be class 32 as defined in table 3 of EN 649 (Resilient Floor
Coverings - Homogenous and Heterogeneous PVC floor coverings – Specification).
The sheeting shall meet a minimum wear resistance of P, for a through colour wear
layer, as measured under the EN 660-1 (Resilient Floor Coverings – Determination
of Wear Resistance – Stuttgart Test) or EN 660-2 (Resilient Floor Coverings –
Determination of Wear Resistance – Frick –taber Test).
The product is to be laid in the conventional way with adhesive.
Approved Vinyl Flooring Products
Tarkett Primo Premium
Homogenous Sheet Vinyl (Type B) Armstrong Quantum & Eco-Accolade
Gerflor Mipolam Action EC and Ambiance
Heterogeneous Sheet Vinyl
Tarkett Tapiflex Excellence
(Acoustic Backed) (Type C)
Gerflor Texline Pro
16.2.1.3
Vinyl Composition Tiles
Vinyl tiles shall be 2.00 mm thick and 300 mm square and shall be classified as Special
Product in accordance with I.S. EN ISO 10595 (Resilient Floor Coverings – Semi-Flexible /
Vinyl Composition (VCT) Poly (Vinyl Chloride) Floor Tiles – Specification) when tested in
accordance with EN 660-2 (Resilient Floor Coverings – Determination of Wear Resistance
– Frick-Taber Test).
16.2.1.4
Nosings
Stair nosings shall be slip resistant, coloured to contrast and be part of the system used for
the rest of the stair.
16.2.1.5
Skirtings
Skirting shall be 100 mm cover PVC skirting.
16.2.1.6
Vinyl Adhesive
Adhesives shall comply with the flooring manufacturing specification.
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16.2.1.7
Sheet vinyl underlay
Underlay shall be a medium density hardboard for timber floors complying with AS 1859.4
(Reconstituted wood-based panels – Specifications – Wet-processed fibreboard). Intafloor
Intaply underlay is deemed to comply.
Other sheet materials may be used with written approval from both the flooring
manufacturer and the Principal.
16.2.2 Preparation
16.2.2.1
General
Contractors must adhere to the following techniques when preparing to lay sheet vinyl and
vinyl tile floors.
The preparation should be in accordance with section 2 of AS 1884 (Floor Coverings –
Resilient sheet and tiles – Installation practices).
16.2.2.2
Vinyl on Concrete
Prepare concrete floors by removal of glue and repairing any surface imperfections. On
existing floors fill all nail holes and chips.
All concrete floors receiving sheet vinyl coverings shall be swept clean and be free of dust
before laying commences. Remove any small blemishes which may mar the finished
appearance of the vinyl.
Test all concrete floor surfaces in accordance with AS 1884 (Floor Coverings – Resilient
sheet and tiles – Installation practices) to ensure that they are sufficiently dry and the
surface meets the planeness and smoothness criteria.
Floors that are outside of those tolerances shall be reported to the Principal and no work
shall commence until such faults have been rectified. Where, in the opinion of the Principal,
the floor surface requires grinding or the application of a levelling agent, instruction will be
given prior to the commencement of the laying. Where floors are ground, they shall be
cleaned with an industrial type vacuum cleaner.
16.2.2.3
Vinyl on Timber Floors
For timber board floors, ensure that the floor is well nailed, with nails punched and all
boards are firm and secure. Rough sand the floor, as necessary, to provide a smooth and
even surface.
For sheet timber floors (ply or chipboard), ensure that the floor is well nailed, with nails
punched and all sheets are firm and secure. Where required, supply and install underlay
quality hardboard as per AS 1884 (Floor Coverings – Resilient sheet and tiles – Installation
practices).
For strip and sheet timber floors lay underlay in accordance with manufacturer’s
recommendations and light sand (as specified for polishing) prior to laying vinyl floor
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coverings. Note on sheet floors it may be possible to sand the joints and not use an
underlay.
16.2.3 Workmanship
Adhesives shall comply with the floor covering manufacturer’s written instructions.
Only one material and colour is to be laid in each property, with rolls to be properly colour matched.
The vinyl shall be laid using the “All Over Stick” Method, by means of the adhesive recommended by
the manufacturer for the product.
Sheet flooring should be laid with a minimum number of joins which must be provided in a trade like
manner. All sheets shall be joined together in accordance with the manufacturer’s recommendations
to give a continuous flooring look.
Where only part of the house is having vinyl replaced the method of joining the sheets shall match the
existing vinyl sheet.
Finish vinyl on exposed edges, or junctions with other materials, with an approved aluminium edging
strip. The edging strip is to be colour matched to complement the vinyl colour and shall be securely
fixed.
For properties with concrete floors and/or timber floors where no quads are fitted, all edges where
vinyl abuts different surfaces i.e. walls, kick boards, cupboards etc. must be caulked (colour matched)
to waterproof edges of vinyl.
Jointing is to be carried out in accordance with the manufacturer’s specification, including any edge
preparation, using matching colour PVC rod for hot welding joints.
Clean and wash all vinyl sheeting, removing any stains, surplus adhesive or manufacturer’s branding.
On completion door stops must be refitted and all off-cuts and any other rubbish removed from the
site.
16.2.4 Repairs
16.2.4.1
(i)
Sheet Vinyl
Joins
For joins that have split but the edge of the vinyl has not been broken, the weld or sealant
must be removed for the length of the join.
Clean the area under any vinyl that has lifted and apply new adhesive and warm and roll
the vinyl in accordance with the manufacturer’s instruction to ensure correct bonding of the
sheeting to the substrate.
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The join is to be welded or sealed to match the existing.
(ii) Curled Edges
For curled edges, the base of the de-bonded sections of the floor covering must be cleaned
thoroughly. Apply new adhesive and warm and roll the vinyl in accordance with the
manufacturer’s instruction to ensure correct bonding of the sheeting to the substrate.
For areas that have been damaged and it is not possible to match the existing colour or
pattern, the whole room is to be replaced with the change of material occurring in a door
way and preferably under the door or at a join if there is an existing join at the doorway.
(iii) Damaged Areas
Where it is possible to match, including the direction of the pattern then the area requiring
replacement must be bounded on 3 sides by existing joins or edges at least 300 mm wide,
except that the new join shall be at least 300 mm from an existing join.
16.2.4.2
Vinyl Tiles
Damaged vinyl tiles must be replaced with new matching tiles.
For loose or lifting tiles, the tiles and substrate must be thoroughly cleaned prior to the
application of new adhesive. The manufacturers’ instruction must be followed to ensure
correct bonding of the sheeting.
16.3
CARPET
16.3.1 Materials
Carpet shall be Domestic Grade and comply with AS 2404 – (Textile floor coverings – Fire
propagation of the use-surface using a small ignition source) and should have the following minimum
dimensions, 510gram (18 oz.) loop pile synthetic fibre (poly propylene) 3.6 metres wide.
Carpet underlay shall comply with AS 4288 (Soft underlays for textile floor coverings) and shall allow
the concrete to breathe i.e. it shall not be impervious to moisture.
Only one colour should be laid in each dwelling. Rolls must be properly colour matched.
16.3.2 Preparation
16.3.2.1
Carpet on Timber Floors
For timber board floors, ensure that the floor is well nailed, with nails punched and all
boards are firm and secure. Rough sand the floor, as necessary, to provide a smooth and
even surface.
For sheet timber floors (ply or chipboard), ensure that the floor is well nailed, with nails
punched and all sheets are firm and secure.
Sand all joins and surface irregularities to a smooth even finish and clean with an industrial
vacuum cleaner.
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16.3.2.2
Carpet on Concrete Floors
New concrete floors must be checked for moisture content and that the surface is sound
and suitable to receive carpet.
Existing concrete floors must have all glue, nails smooth edge etc. removed and chips and
holes filled with a non-shrink filler.
All concrete floors are to have small holes or chips filled and smoothed off. Vacuum the
floor to remove all dust and other foreign matter before laying any floor covering.
16.3.3 Workmanship
Carpet and underlay shall be laid and joined in accordance with AS/NZS 2455.1 (Textile floor
coverings – Installation practice – General) and with the manufacturer’s recommendations. Carpet
shall be laid using the smooth edge method.
Where carpet is terminated at doorways or at changes in floor surface finish, use proprietary edge
strips securely fixed and coloured to compliment the carpet.
16.3.4 Repairs
Carpet requiring repair, where it is not possible to match the existing carpet in colour, pattern or
texture, the whole room is to be replaced with the change of the material occurring in a door way and
preferably under the door or at a join if there is an existing join at the doorway.
Where it is possible to match including the direction of the pattern then the area replaced will be
bounded on 3 sides by existing joins or edges and at least 300 mm wide, except that the new join
must be 300 mm from an existing join.
16.4
TIMBER FLOORS
16.4.1 Materials
Floor Coating (Timber Boards)
Coating for timber floor shall be a one pack, clear, gloss, moisture cured polyurethane to APAS 0205
and applied at the specified rate per square metre
Filler to board floors shall be a proprietary filler coloured to match flooring.
16.4.2 Preparation
Timber Floors (Strip and Sheet)
Prior to any sanding:(i)
All floor repairs are to be completed;
(ii) All floors must be swept thoroughly to remove all dust and grit from surface;
(iii) Punch all nail heads well below the surface and fill holes where floors are to be polished;
and
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(iv)
All staples, floor covering fixings, etc. are to be removed.
Note: Filling between floor boards is not required.
Ensure all work is carried out in accordance with Work Health & Safety Acts, Australian Standards
and the Floor Sanders and Parquetry Installers Association of South Australia Inc. Code of Practice Sanding and Finishing of Timber and Cork Floors.
16.4.3 Workmanship
For timber board floors, ensure that the floor is well nailed, with nails punched and all boards are firm
and secure. Rough sand the floor, as necessary, to provide a smooth even surface. Provide an
approved, medium density hardboard, underlay installed in accordance with the manufacturer’s
recommendation.
For sheet timber floors (ply or chipboard), ensure that the floor is well nailed, with nails punched and
all sheets are firm and secure. Sand the floor as necessary to provide a smooth even surface.
Sand all joints and surface irregularities to a smooth even finish and clean with an industrial vacuum
cleaner.
16.4.3.1
Sanding
Surfaces to be sanded for floor coverings or polish shall be:(i)
Rough Sanded
Sand in the direction of the grain of boards using 30 grit paper or finer (at discretion of
operator) until an even degree of smoothness has been obtained. Sand around edges
and sweep up on completion.
All rubbish, sawdust etc. is to be removed from the site.
Any damage caused to finished surfaces by floor sander shall be rectified.
Should any flooring tongues be exposed or any repair work become obvious after
sanding existing floors, the contractor is to seek further directions from the Principals
representative.
(ii) Polished Floors
After the floor has been rough sanded, fine sand floor to a scratch free surface ready for
coating free of sanding marks, using paper from 80 - 100 grit. The final sand must be
made with orbital machine. All corners etc. to be scraped clean and sanded suitable for
polishing. Clean up all dust etc. from the floor ready for coating. Sand between coats
and remove dust as per manufacturer’s specifications.
(iii) Recoating of Polished Floors
If floor is well maintained, clean down as per manufacturer’s specifications. Fine sand
floor using screen backed disk suitable to apply gloss. Remove all dust. Apply one full
coat of floor gloss as per manufacturer’s specifications.
If floor is not well maintained treat as an uncoated floor.
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16.4.3.2
Polishing
Polishing shall only take place in unoccupied units.
Apply three coats of gloss polyurethane liquid plastic to.
APAS 0205
When working on attached units the contractor must:(i) advise adjoining tenant of likelihood of odours from coatings permeating through to
their unit;
(ii) ensure temporary covers are placed over wall and ceiling vents and exhaust fan units
of the unit being coated. Remove when coating completed;
(iii) ensure ceiling access cover is in place;
(iv) open windows during application and ensure all doors are locked before leaving the
site; and
(v) where possible commence coating as early as possible in the day.
Contractor is to leave an Advice Notice to incoming tenant of “care and maintenance of
polished floors”.
When using solvents, thinners, etc. ensure adequate ventilation is maintained during
application process and protective clothing is worn and all appropriate safety equipment is
used as necessary.
Contractor is to extinguish any pilot lights on internal gas appliances prior to using any
solvent based products and relight when safe to do so.
All floor coating is to be applied with a brush or mohair roller direct from can or container.
(Pouring of gloss onto floors is strictly prohibited). All finishes to be applied to
Manufacturer’s Specifications.
Ensure application is free from air bubbles, and paint/roller hair.
Remove all excess polish from site. Cleaning out liquids from cleaning brushes, rollers, etc.
is to be removed from site.
16.4.3.3
Recoating of Polished Floors
For existing polished floors that have been lightly sanded, apply one full coat of floor gloss
to APAS 0205 as per manufacturer’s specifications.
For floors where the previous coatings have been removed by sanding treat as for an
unpolished floor.
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16.5
EXISTING PAINTED CONCRETE
16.5.1 Painting of existing Concrete Floors, Porches, Stairs, Ramps and External Walkways
Remove all loose paint by scraping and sanding with an 80 grit abrasive paper and clean. Phoenix
Paints Floorprep or equal approved used in accordance with the manufacturer’s instructions will assist
in cleaning. If this does not fully clean the surface, acid etch the concrete.
Apply a coat of Phoenix Wondercoat followed by a coat of Phoenix Hardpave.
Wattyl Permo-Pave Non-Slip paint can be used and shall be applied directly to the surface in
accordance with the manufacturer’s recommendations. This product is not to be used on interior
surfaces.
Note:- These products have a high slip resistance
16.6 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
Refer to Appendix G Housing on Designated Aboriginal Lands Material Schedule E1 for colour
schemes and product specification.
17.
FENCING
17.1
EXTENT OF WORK
17.1.1 General
The Contractor shall issue Fencing Notices complying with the Fences Act and ensure that all
fencing/retaining wall issues are discussed and resolved with adjoining owners/occupiers prior to any
work being carried out to minimise cause for complaint.
All fencing shall comply with any Development/Council Guidelines and Encumbrances applicable for
the project location
Provide fence sections and gates as detailed and scheduled.
Locate services above or below ground and ensure they are not damaged.
Side boundary fencing where designed forward of the building line shall be reduced in height as
applicable to permit adequate visibility of oncoming traffic, etc. from the driveway.
Fences and gates shall be arranged so that electric and gas meters are readily accessible from the
street without passing into the rear yard.
For landscaping retaining walls over 600 mm high provide 900 mm high powder coated tubular steel
fencing to prevent people falling. Include a gate if necessary to allow access.
17.1.2 Wind Terrain Category
Unless otherwise specified in the scope all fencing shall be installed to design wind speed 28 m/s
details (category 3).
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17.1.3 Existing Boundary Fences
Any fencing between the site and adjacent property is to be regarded as existing, unless specifically
stated otherwise.
The total replacement of an existing fence shall include the complete removal of the existing fence
plinths and footings unless otherwise detailed.
Part replacement of existing fences can include:(i)
(ii)
(iii)
(iv)
Replace rails only.
Replace rails & posts only.
Replace sheeting only.
Total replacement of a section of fence as detailed in the scope of work.
The Contractor shall liaise with the adjoining neighbours before commencing work. If no approvals
are attached arrange approvals with the neighbours.
17.2
GENERAL REQUIREMENTS
17.2.1 Commencement of Work
The tenants and/or adjoining owners are to be given at least 48 hours’ notice, where the removal of
an existing fence is involved.
17.2.2 Removal of Old Fencing
In order to minimise inconvenience to clients, existing fencing is to be left in place until immediately
prior to the new fencing being erected and the work is to be completed within 2 days.
Old fencing is to be immediately removed from site and excess material is to be removed; the site and
fence line are to be left in a clean, safe and tidy manner.
17.2.3 Workmanship
Before commencing work the Contractor shall confer with the Principals representative on site as to
levels, location or any other matters affecting the appearance of the finished work.
Unless otherwise instructed a replacement fence shall be constructed in the same position as the
existing.
Carry out the work in a tradesperson like manner with all fencing erected plumb, correctly aligned,
with posts evenly spaced and well tamped into position, and rails with joint positions staggered,
straight and spaced to suit height of fencing.
Fences shall start and finish on a post.
Allow for grading along fence lines to remove any mounding and/or filling of any depressions to
ensure a satisfactory fence line. Replacement fencing is to follow the existing alignment unless
otherwise specified in the schedule.
Step and grade tops of fencing to suit meeting adjacent fences of similar height.
Fencing on sloping ground shall be set out to provide uniform stepping.
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Fencing on top of retaining walls must be scribed to the top of the wall with a maximum gap under the
fence of 10 mm.
Where level differences exist between adjoining allotments and a retaining wall is not
required provide a concrete retaining kerb or plinth 100 mm thick x appropriate height under the fence
line.
At corners and ends of fences ensure there are no exposed sharp edges.
17.2.4 Materials
17.2.4.1
Timber
Shall be Jarrah or CCA Treated Pinus.
17.2.4.2
Concrete
Shall be one of the following –
(i) Grade N20 premixed concrete
(ii) 4 Parts of Coarse aggregate 2 parts of sand and 1 part of cement site mixed
Or
(iii) 6 parts of premixed sand and 1 part of cement
Site mixed concrete may be mixed with just sufficient water for the mix to stick together
(commonly called a dry mix) and them rammed tightly into the hole around the post.
17.2.4.3
Metalwork
All metalwork including bolts, washers and nuts shall be hot dip galvanised.
Self-drilling screws shall be in accordance with AS3566 (Self-drilling screws for the building
and construction industries – General requirements and mechanical properties) Class 3.
Screws and rivets shall have heads that are the same colour as the fence.
Hot dip galvanise after manufacturing where possible. Unavoidable welds to previously
galvanised steel shall be cleaned and coated with zinc-rich paint to APAS-0014/1.
Alternatively ‘Galtube Plus’, as manufactured by Tubemakers of Australia or “Galvabond”
as manufactured by Hills Industries may be used for posts and rails.
Where powder coating has been scheduled it shall comply with AS/NZS 4506 (Metal
finishing – Thermoset powder coatings) and shall be applied over a galvanized base. The
finished thickness of the powder coat is to be 40 µm except where the fence is within 1 km
of the beach where the thickness is to be 60 µm.
17.2.5 Posts and Rails
Unless otherwise specified all fence posts, except gate posts, shall be 50 mm x 50 mm RHS with
minimum wall thickness of 1.6 mm. Where the ultimate design wind speed is 40 m/s or more
(Category 2 on drawings) the minimum wall thickness shall be increased to 2.5 mm. All posts shall be
fitted with approved galvanised caps.
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Provide 75 mm OD tube posts for the hanging of gates, with 2.6 mm minimum wall thickness, fitted
with galvanised caps. Alternatively posts may be 75 mm x 75 mm x 2.5 mm RHS. These sizes apply
for both Terrain Category 2 or 3.
Backing rails for steel sheet and paling fences shall be 38 mm x 25 mm RHS, in approximately 7500
mm lengths, with a minimum wall thickness of 1.6 mm. Where Terrain Category 2 applies the rails
shall be 40 mm x 40 mm RHS, in approximately 6500 mm lengths, with a minimum wall thickness of
1.6 mm. All rails shall be joined using approved connector sleeves.
Where possible rails shall carry over three post spacing’s with the joins staggered; 3 rails are required
for paling fences 1500 mm high and over.
Fix backing rails to posts with approved galvanised saddle brackets 1.6 mm thick, secured to posts
with 12 mm x 20 mm Hi-Tek or equal approved one operation screws.
For Panel Fencing refer to the manufacturer’s instructions for post and rail requirements.
17.2.6 Post Spacing’s
Space posts at 2500 mm maximum centres.
Where posts occur in a retaining wall, or Wind Terrain Category 2 applies, the maximum spacing shall
be reduced to 2000 mm.
17.2.7 Fencing Against Masonry
Gate posts adjacent to a wall shall be set in concrete as for a normal gate post. Where a sound
concrete drive exists it is permissible to fix the post, to the concrete with 2 No. 8 mm flush head Dyna
bolts (45 mm long) through a 5 mm galvanised base plate fully welded to the post, and to the masonry
wall near the top of the post with 2 No. 12 mm Dyna bolts, spaced 100 mm apart, through a 5 mm
thick galvanised bracket fully welded to the post
For paling and steel sheet fencing, fix rails to wall with 70 mm long x 40 mm wide x 5 mm thick
galvanised brackets and 10 mm diameter masonry anchors, in lieu of providing end posts.
17.2.8 Ground Clearance
The bottom of the fence sheeting should not be used for retaining purposes and must be clear of the
soil. Keep sheet material, timber palings and rails, 20 mm clear of finished ground level or paving as
applicable.
17.2.9 Concrete to Posts
Set all steel posts on 75 mm of concrete and fully surround with concrete to posthole diameter of a
minimum of 200 mm, smooth trowel finished at ground level.
The concrete is to be compacted into the hole around the post using a crowbar or similar device.
17.2.10
Corrugated fencing
Tops of posts to finish 250 mm below top of sheets.
Fence Posts
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1800 mm high fence
1500 mm high fence
Posts 2100 mm long
Posts 1800 mm long
Gate Posts 76 mm OD 2.6 mm Galtube Plus or Galvanised Pipe
1800 mm high fence
Posts 2700 mm long
1500 mm high fence
Posts 2400 mm long
17.2.11
600 mm set in ground
600 mm set in ground
950 mm below top of paving
950 mm below top of paving
Rail Fencing
Tops of Posts finish level with top of fence
900 mm high fence
Posts 1400 mm long
500 mm set in ground
Gate Posts - 76 mm OD x 2.6 mm Galtube Plus or Galvanised Pipe
900 mm high fence
Posts 1800 mm long
850 mm below top of paving
17.2.12
Lapped Paling
Tops of posts positioned 65 mm below top of palings
Fence Posts
1800 mm high fence
1500 mm high fence
Posts 2400 mm long
Posts 2100 mm long
600 mm set in ground
600 mm set in ground
Gate posts - 76 mm OD x 2.6 mm Galtube Plus or Galvanised Pipe (Timber Clad)
1800 mm high fence
Posts 2700 mm long
950 mm below top of paving
1500 mm high fence
Posts 2400 mm long
950 mm below top of paving
17.3
PRESERVATIVE TREATMENTS OF TIMBER
17.3.1 Treatment of Radiata Pine
All Radiata Pine shall be CCA treated.
Allow sufficient drying time between treatment and erection, to prevent corrosion of metalwork and to
ensure successful painting of the timber as specified.
17.4
TIMBER LAPPED PALING FENCING
17.4.1 Fence Height
The nominal fence height shall be as stated in the scope.
17.4.2 Lapped Palings
Palings shall be 146 mm x 17 mm actual size CCA Treated Pine, finished off-saw or alternatively
recycled plastic which contains wood chip as a dimensional stabilizer and is fully UV resistant.
Fix palings vertically, with 20 mm laps.
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17.5
TIMBER RAIL FENCING
17.5.1 Fence Height and Type
The fence height and number of rails shall be as stated in the scope.
Rails shall be 146 mm x 35 mm actual size CCA Treated Pine, finished off-saw.
Provide rails in long lengths, with joints staggered and mitred on posts and mitred at corners.
Set top rail level with top of posts, horizontal unless directed otherwise, and space remaining rails
evenly to finish with the indicated ground clearance.
Fix rails to posts with two fixings per rail. Fixings to be 14 g hexagonal head self-drilling screws.
17.6
STEEL SHEET FENCING
17.6.1 Fence Height
The nominal fence height shall be 1800 mm unless stated otherwise in the Scope.
17.6.2 Steel Sheeting
Unless otherwise specified fencing steel shall be galvanised or zincalume, ‘Fencing Grade’
corrugated steel of Australian manufacture, and with a Base Metal Thickness of 0.35 mm.
Where Colorbond fencing, selected from the Standard Colorbond range, is specified in the Schedule,
the sheeting shall have a Base Metal Thickness of 0.35 mm. Colorbond shall comply with GPC-C170 Prefinished/Pre-painted Exterior Sheet Steel Metal Cladding
Fix sheets with a half flute side laps, using 10-16 mm x 16 mm self-drilling hexagonal head of equal
approved one operation screws complying with AS3566 (Self-drilling screws for the building and
construction industries – General requirements and mechanical properties) Class 3.
For colorbond sheeting the fixings shall be pre-finished, in a matching colour to the sheeting.
17.6.3 Capping’s
Steel sheet fencing facing onto streets, reserves and wherever else indicated, shall be finished with
0.5 mm Colorbond coated capping. The capping shall be the selected colour. Provide capping with
35 mm face widths and fix with Monel rivets or 8 mm x 12 mm self-drilling screws at 600 mm centres.
All sheet gates shall be capped top and bottom. The bottom capping shall have 10 mm drain holes
drilled through the bottom at 600 mm maximum centres.
17.7
GATE DETAILS
17.7.1 Gate Sizes
Unless otherwise indicated, the following nominal gate widths apply:
Standard double gate
2 x 1500 mm = 3000 mm
Unequal double gate -
1500 mm + 960 mm
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Single gate
-
900 mm
The height of gates is to match that of adjacent fencing.
17.7.2 Picket, Paling and Metal Clad Gates
Construct frames as detailed from 33.7 mm O.D. galvanised pipe of minimum 2.0 mm wall thickness,
with full welded joints. This frame size applies for both timber and steel gates in either Terrain
Categories 2 or 3. For steel clad gates only the use of an adjustable frame is permitted provided that
at the extended position the overlap is not less than 100 mm and that the sliding tubes are then fixed
in position with a minimum of 3 self-drilling screws.
A mid rail of 33.7 mm x 2.0 mm for fixing is required for 1500 mm paling or picket and for all 1800 mm
gates.
Screw palings to frame, including the intermediate rail, as for fence.
17.7.3 Hanging and Latching
Provide all items zinc coated or hot dip galvanised after manufacturing:(i) Hanging of Gates - for all gates over 1000 mm wide a bottom pivot welded to steel post and at
top a galvanised socket welded to bolt set through post. For small gates they may be hung with
standard door hinges.
(ii) Latching - for each set of gates and single gate a D pattern gate latch, modified and to
incorporate a lever with eye end. Corresponding striker plate welded top and bottom to gate.
(iii) Latching against Wall - steel angle cleat, 32 mm x 32 mm x 5 mm as drawn, set with 3 zinc
plated expanding anchor bolts to masonry with welded on latch as under (ii). Corresponding striker
plate welded to gate.
(iv) Tail Bolts - to each leaf of double gates an approved tail bolt with 13 mm shoot.
17.7.4 Stops for Double Gates
Provide the following gate stops:Open or Closed Position
For leaf over paving drill a hole in the paving to suit hold open position.
For leaf not over paving provide a galvanised iron water pipe set 450 mm into natural ground and
surrounded by 250 mm diameter concrete for full depth of pipe, finished neatly at ground level.
17.8
WELDMESH AND PANEL FENCING
Provide panel fencing as scheduled set between galvanised steel or galvanised and powder coated
steel posts. Install gates where indicated on the drawings, finished in same material as for fencing
panels. Provide all fixings in a galvanised or powder coated finish to match and erect all fencing as
recommended by the manufacturer.
Refer to the Scope of Works for fence height and type of finish to fence materials. Standard height for
front and side fences will be 900 mm.
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17.9
PICKET FENCING
Fix 90 mm x 19 mm P.A.R. pickets to posts and rails. Pickets shall be spaced 15 mm apart, secured
with self-drilling hexagonal head screws, and all arises removed prior to fixing to rails. Tops of pickets
shall be shaped half round or pointed as selected. Finish pickets as scoped.
17.10 CHAIN MESH FENCING
17.10.1
Generally
Chain mesh fencing along street alignment is to be positioned with outer edge of rails on the
boundary.
Where this fencing runs between 2 properties, it shall be positioned centrally on the boundary.
All fencing shall be adjusted to site contours as directed.
17.10.2
Fence Height, Posts and Spacing’s
Posts for single and double gates shall be 60.3 mm OD galvanised pipe. Fence posts at 2400 mm
maximum centres shall be 48.3 mm OD galvanised pipe, all 1350 mm long and erected so that top rail
is 750 mm above ground level and as directed. Fit posts with galvanised caps. Set posts 500 mm
below ground level on 75 mm of concrete and fully surround with concrete to posthole diameter of 200
mm and smooth trowel finish at ground level.
17.10.3
Rails
Top and bottom rails shall be 42.4 mm OD galvanised pipe fixed to posts with galvanised split fittings.
Where a change of direction is required use an adjustable corner galvanised fitting.
17.10.4
Chain Mesh
Fill between rails with 600 mm x 50 mm x 2.5 mm (unless otherwise specified) thick galvanised chain
wire, laced to posts and rails with 2.0 mm galvanised wire.
17.10.5
Double Gates
These are to be 3000 mm wide with equal gates unless otherwise directed. Construct gates of 32
mm OD galvanised water pipe with intermediate mullion in 2000 mm leaf, rounded top corners, chain
mesh as for fencing, gate latch, bottom and top hinges and drop bolt to each. Provide hold open and
closed positions stops to suite this type of gate.
17.10.6
Single Gates
Single gates shall be between 900 mm and 1000 mm wide
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17.11 RETAINING WALLS COMBINED WITH FENCE POSTS
17.11.1
Walls Cast Around Fence Posts (RW3)
Where a low, less than 800 mm high retaining wall is required under the fence incorporate boundary
fence posts into the construction of the retaining wall or concrete retaining edge. For heights up to
250 mm an RW3 shall be used with 1N12 top and bottom and W6 ties at 1200 mm centres. For
heights up to 800 mm an RW3 as detailed on CD 11 may be used. Walls are to be constructed using
N 20 concrete and have a smooth off form concrete finish on the exposed faces.
17.11.2
Walls Cast In-situ
Where an in-situ retaining wall as detailed in CD 12 is installed cast the posts into the top of the wall
as detailed. Temporary bracing will be required to ensure the posts are vertical and true to line.
17.11.3
Steel Post and Concrete Sleeper
For steel post and concrete sleeper retaining wall the fence post is to overlap the retaining wall beam
by a minimum of 400 mm and be welded to the beam. The minimum weld is to be a 50 mm length of
fillet weld each side of the fence post at each end of the overlap. The fence post is to be located
centrally on the retaining wall beam.
Where exposed the bottom of the fence post shall be either extended to the ground or be installed to
have a consistent overlap with the retaining wall beam. The welds shall be coated with a zinc rich
primer to prevent corrosion.
17.12 COMPLETION
Check the nature and location of the various items of work, and ensure the proper functioning of
gates. Remove all rubbish, excess materials and demolition materials. Deliver all items that can be
recycled to a recycling depot.
Make good any damage.
17.13 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
Refer to Appendix F Housing on Designated Aboriginal Lands – Trade Detail Drawings for
fencing details.
18.
SITEWORKS
18.1
EXCAVATION AND COMPACTION OF SUB-GRADE
18.1.1 Areas to be paved
After removal of any vegetation (no “significant or Regulated tree” is to be removed without
development approval), excavate or fill as necessary to the required depth below finished pavement
levels indicated.
Compact the formation by watering and by using suitable compaction equipment. Formation is to be
brought up in layers not exceeding 100 mm. Each layer is to be watered and compacted. Three
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passes with a vibrating plate or roller or upright compactor will be considered sufficient unless
otherwise specified.
18.1.2 Areas to be landscaped
Where specified, spray weeds with an approved herbicide.
Trim and grade the sub-grade to provide a smooth evenly graded surface at a level suitable to
achieve the specified thickness of topsoil.
Imported Topsoil shall comply with AS 4419 (Soils for landscaping and garden use).
18.2
TYPES OF PAVEMENTS
18.2.1 Concrete paving
Concrete paving is specified in Section 5 Concrete.
18.2.2 Bitumen Paving
Bitumen paving unless detailed otherwise shall be either heavy duty or light duty. Light duty is to be
used for areas where trucks or larger vehicles are unlikely to travel. I.e. it is used for pedestrian, cycle
and car areas. Heavy duty is to be used for access roads within group sites.
18.2.2.1
Heavy Duty Bitumen Paving
Unless otherwise detailed heavy duty bitumen pavement shall be 260mm thick consisting
of:
Sub base
Base course
Bituminous Surface
18.2.2.2
80mm
150mm
30mm
Light Duty Bitumen paving
The pavement thickness shall be 150mm in all consisting of:
Base course
Bituminous Surface
125mm
25mm
18.2.3 Unit paving
Unit paving is to be used only where specified. Particular care is to be taken when unit paving is
specified for reactive soil sites. On these sites the fall shall be not less than 1 in 50.
18.2.4 Permeable Unit paving
18.2.4.1
General
Permeable unit paving shall only be used when recommended by an engineer under the
direction of the Principal.
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Typically it will be used in areas around trees or in areas with limited vehicular traffic where
there are drainage issues.
It may be recommended to replace concrete or bitumen paving where the paving is difficult
to drain and the soakage into the soil is unlikely to affect either other pavement or the
footings to buildings. If used in car parks it is not to be used in the access road area. But
may be used where the cars park.
18.3
SUB-BASE CONSTRUCTION
18.3.1 Material
Sub-base material shall be PM2/20RG or PM2/20QC as defined in Appendix 1 Department of
Planning, Transport and Infrastructure (DPTI), Master Specification, Division 2 Road Work Part 215
“Supply of Pavement Materials
18.3.2 Workmanship
After grading the sub-grade, or general fill, spread in an even layer of the required thickness and
water and compact to finish at a density of not less than 95% of the maximum density defined in AS
1289, 5.2.1 (Methods of testing soils for engineering purposes – Soil compaction and density tests –
Determination of the dry density or moisture content relation of a soil using modified compactive
effort) for Modified Compaction.
18.4
BASE CONSTRUCTION
18.4.1 Material
Base material shall be PM1/20RG or PM1/20QC as defined in Appendix 1 of Department of Planning,
Transport and Infrastructure (DPTI), Master Specification, Division 2 Road Work Part 215 “Supply of
Pavement Materials
18.4.2 Workmanship
Spread uniform layer of approved base material, providing the required thickness, measured after
compaction. Segregation of the material shall be kept to a minimum and further reduced where
required by previous stockpiling and watering.
When the desired uniformity is obtained the material shall be graded to the required cross-section and
thoroughly rolled without adding further water.
After this compaction the formation shall be watered and re-rolled as necessary to finish at not less
than 98% of the maximum dry density defined in AS 1289 (Methods of testing soils for engineering
purposes – General requirements and list of methods) 5.2.1 (Soil compaction and density tests –
Determination of the dry density/moisture content relation of a soil using modified compactive effort)
for Modified Compaction.
The completed base course shall be inspected and approved before commencing the bituminous,
concrete or unit paving surface treatment.
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18.5
BITUMINOUS SURFACING
18.5.1 Preparation
The areas to be sealed during the day shall be thoroughly swept before other work is commenced.
Any foreign matter adhering to the surface shall be removed. Adequately protect adjacent concrete
and other surfaces against splashing and as required.
18.5.2 Temperature Restrictions
Hot Mix Asphalt shall not be laid when the pavement temperature (measured in the shade) falls below
100C and special care shall be taken when the temperature is between 100C and 150C
18.5.3 Tack Coat
Apply a uniform tack coat complying with CSR grade emulsion to AS 1160 (Bituminous emulsions for
the construction and maintenance of pavements) sprayed at ambient temperature.
18.5.4 Hot Mix Asphalt
The design, manufacture, transportation and laying of Hot Mix Asphalt shall comply with AS 2150 (Hot
mix asphalt – A guide to good practice)
Unless directed otherwise by the Principals representative use bituminous hot mix with aggregate size
and thickness as follows:
Extra Heavy Duty
Heavy duty paving
Light duty paving
Re-surfacing mix
18.6
-
14 mm mix, 35 mm thick
10 mm mix, 30 mm thick
7 mm mix, 25mm thick
5 mm mix, 20 mm thick
LINE MARKING
Mark car parking positions by continuous lines, 100 mm wide, with yellow or white road marking paint
complying with APAS 0041/4 or APAS 0041/5. For unit paving it is permissible to use a contrasting
paver in lieu of line marking.
18.7
REPAIRS TO BITUMEN PAVING
18.7.1 Pot holes, Depressions and crazed areas of bitumen.
Saw cut the bitumen to give a patch with straight sides which is at least 100 mm larger than the
damaged area. Where the damaged area is closer than 500 mm to a concrete spoon drain, kerb,
edging, and water table, or concrete paving, or building footing, remove the bitumen to the concrete.
Remove all loose or saturated material. Rebuild the base and sub-base in materials matching the
existing pavement or as specified above and compact as above.
Tack coat and surface with hot mix as above.
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18.7.2 Cracks
Where cracks exist in the bituminous paving but no other apparent damage has occurred seal as
follows;
Clean all loose material from the crack to a depth of at least 10 mm and ensure that the area is dry.
Fill the crack to level with the adjoining pavement with a crack sealing compound complying with
Class 170 bitumen to AS 2008 (Bitumen for Pavements).
18.7.3 Resurfacing of Bitumen Areas.
Where an area of bitumen road or car park area is being resurfaced the following shall apply.
The area is to be inspected to identify any areas where there are failed sections of the surface or
base and these are to be treated as for a pot hole above.
The falls of the area are to be checked to determine if any areas need to be adjusted to ensure
adequate drainage.
The concrete elements associated with the bitumen are to be inspected to determine if any of those
items will need to be repaired, realigned or replaced prior to the laying of the new bitumen surface.
For resurfacing of existing bitumen areas where most of the existing bitumen is intact use, 5 mm mix
at 20 mm thick. Where the bitumen surface has been completely removed use the appropriate mix
for the type of traffic.
Once all the concrete has been corrected the bitumen is either to be stripped from the whole area or a
profile machine is to be used to remove the bitumen surfacing next to the kerbs and water tables and
edging to allow the resurfacing material to match the concrete level or to maintain the existing kerb
height.
18.8
UNIT PAVING
18.8.1 Paving Units
Where indicated supply and lay paving units complying with AS/NZS 4455.2 (Masonry units, pavers,
flags and segmental retaining wall units – Pavers and flags) as scheduled.
Allow to cut units by approved method, which does not generate dust, where necessary to suit the
area to be paved.
If any down pipes discharge onto this paving, include slight dishing as directed.
18.8.2 Laying on Sand
Fill to the required levels as specified in Section 4 Excavation and Filling and construct a base, if
scoped. The base shall be to the thickness scoped and meet the specification for a base.
On highly reactive sites or where specified by the Principals representative lay a layer of geotextile
equal to Bidim A34 geotextile over the base or sub-grade prior to placing the bedding sand.
Lay pavers on a bed of quartzite quarry sand, to Sa-C (as defined in Department of Planning,
Transport and Infrastructure (DPTI), Master Specification, Division 2 Road Work Part 215 “Supply of
Pavement Materials) screeded to the required levels and falls. Bed to be between 20mm and 50mm
thick.
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Sweep jointing sand as recommended by the paver manufacturer into all the joints.
Compact the pavers with a vibrating plate or other approved method.
Relay any pavers that are not to the correct line and level.
Sweep off the excess bedding sand.
18.8.3 Edge Support
Where pavers abut a garden or lawn area, stabilize the edge of the paving with a concealed in-situ
concrete edge to the details supplied or if none are supplied the manufacturer’s recommendation.
18.8.4 Permeable Unit paving
18.8.4.1
Materials
The pavers shall be Ecotrihex or equal approved 80 mm thick pavers.
Bedding and hole filling material shall be 5 to 7 mm screenings complying with SA7-5
Department of Planning, Transport and Infrastructure (DPTI), Master Specification, Division
2 Road Work Part 215 “Supply of Pavement Materials
Geotextile liner to be equal to Bidim A34 geotextile
18.8.4.2
Construction
For replacing existing paving the following applies,
Remove existing paving and excavate to allow sufficient depth for the pavers and a 25 mm
thick screenings bed and to achieve the falls specified by the engineer.
Place a concrete edging or kerb or invert as specified to contain the edge of the pavers.
Lay the geotextile and turn up the edging material to be level with or just below the top of
the pavers.
Place the screenings and lay the pavers in the direction so that cutting is minimal.
Fill the holes between the pavers with the screenings.
For new paving the paving shall be installed to the details provided by the Principals
engineer.
18.8.5 Repairing Unit Paving
18.8.5.1
On low to moderately reactive soil sites
Carefully remove the pavers and stack on site.
Compact the area under the pavers with at least 4 passes of a vibrating plate.
Re-grade the sand base and supply additional sand if necessary to give a bed at the correct
level. Compact the sand bed.
Lay the pavers and fill the joints as for new work.
Replace any broken or cracked pavers with matching new pavers. Where new pavers do
not exactly colour match the existing use the new pavers where they are least noticeable.
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18.8.5.2
On highly reactive soil sites
Carefully remove the pavers and stack on site.
Remove the sand base.
Compact the soil or sub-base with at least 4 passes of a vibrating plate.
Lay a layer of geotextile equal to Bidim A34 geotextile
Replace the sand and grade the sand base and supply additional sand if necessary to give
a bed at the correct level. Compact the sand bed.
Lay the pavers and fill the joints as for new work.
Replace any broken or cracked pavers with matching new pavers. Where new pavers do
not exactly colour match the existing use the new pavers where they are least noticeable.
18.9
SITE CONCRETE
18.9.1 Surface Finish
Immediately after the concrete has been placed it shall be compacted and screeded. If the mortar
brought to the surface will not suffice to provide a uniform finish, add a mix of 1 cement : 2 sand to a
maximum thickness of 3mm and work well into the surface.
Except where indicated otherwise, surfaces are to be finished with a steel trowel, smooth and even to
grade, but not polished. Edges are to be struck with an approved edging tool and the aris’ slightly
rounded (Pencil round).
18.9.2 Sand Bed
Except where specified otherwise, spread a layer not exceeding 25 mm of approved bedding sand
over all areas on which to pour concrete.
Screed to the required levels and ensure that this bed is thoroughly moist immediately prior to placing
of the concrete.
18.9.3 Concrete Surface Drains
18.9.3.1
General
Gutters, kerb and gutters, gutter crossings, and open drains shall be constructed to the
details provided in Appendix D and with concrete as specified in Section 5 Concrete.
18.9.3.2
Falls on Drains
All surface drains shall fall towards the outlets on an even grade such that water does not
pond. The fall shall be as shown on the design drawings contained in Appendix D but
where not shown shall not be flatter than 1 in 200.
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18.9.3.3
Control Joints in Drains
Form tooled control joints in drains in an even pattern spaced between 2 m and 3 m.
Provide dowelled expansion joints (detail to be as per a DCJ for paving) where elements
longer than 20 m in length intersect.
18.9.4 Drain Covers
Where indicated supply and fit minimum 6 mm thick galvanised steel patterned floor plate covers over
concrete surface drains.
Provide covers 20 mm wider than the drain and weld 4 lugs at 25 x 25 x 5 mm to the underside of
each cover section, to prevent the cover from dislodging.
18.9.5 Box Drains
Box drains shall be the sizes indicated, or if not dimensioned, 300 mm wide x 150 mm deep.
Unless otherwise specified, fabricate from min. 6 mm thick m.s. floor plate with continuous welded
seams and hot dip galvanised after manufacturing.
18.9.6 Sumps and Junction Boxes
Sumps and junction boxes may be pre-cast or in-situ concrete. They shall have a smooth interior for
ease of cleaning and of the size specified or where the size is not specified sized to suit the grates
and /or pipes associated with them. All pipes entering or exiting the sumps shall be joined into the
sump using an appropriate cement based mortar or sealed with a flexible sealant. The base of the
sump shall be at the level specified and where no level is specified shall be between 50 mm and 100
mm below the invert of the lowest pipe
18.9.7 Sewer Manholes
Sewer manholes shall be constructed as for a sump, except that the bottom of the manhole shall be
screeded to provide a smooth passage of the fluid and that all fluids drain into the outlet from any part
of the base. They are to be to the approval of the Water technical Regulator. Manholes shall have a
close fitting sealed cover designed for easy access and to carry the expected traffic load installed to
match the surrounding paving or garden area.
18.9.8 Inlet Grates
Storm water inlet grates shall be selected to suit the expected loading and the size indicated on the
drawings.
For vehicular trafficked areas steel or cast iron grates shall be used and the minimum size is to be
300 mm x 300 mm.
In areas where foot traffic only is expected the grate is to be an Iplex grate model W155.150 or equal
approved. The grate is to be connected to the storm water pipe and is to be set either in a concrete
path or in a block of concrete a minimum of 300 mm x 300 mm x 150 mm thick.
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18.10 RETAINING WALLS
18.10.1
General
In-situ walls shall be formed reinforced and poured as specified in Section 5 Concrete with N20
concrete. The exposed faces of the wall are to have a smooth off form finish and unexposed sections
shall be constructed to avoid over spilling into the neighbour’s property.
The back fill behind the wall shall be carefully placed and compacted in materials detailed on the
detail drawings contained in Appendix D.
18.10.2
Walls Cast Around Fence Posts (RW3)
Where a low, less than 800 mm high retaining wall is required under the fence incorporate boundary
fence posts into the construction of the retaining wall or concrete retaining edge. The fence posts and
footings shall be as detailed for an RW3, drawing contained in Appendix D. Excavate so that the
bottom of the wall will extend at least 50 mm below the lower finish adjacent ground level.
For heights above finished ground level up to 250 mm an RW3 shall be used with 1N12 top and
bottom and W6 ties at 1200 mm centres.
For heights up to 800 mm an RW3 as detailed on drawing CD 11 (see Appendix D) shall be used.
18.10.3 Cast In-situ Retaining Walls
In-situ walls shall be as detailed on the detail drawings contained in Appendix D.
18.10.4
Steel Post and Concrete Sleeper Retaining Walls
Steel post and sleeper walls consist of a steel cantilevered post with an infill of precast concrete panel
or planks, generally called sleepers.
All posts or beams to steel post and sleeper or precast panel walls shall be hot dip galvanized and
sized according to the attached details (see Appendix D) or to details supplied by an engineer
through the Principals representative.
The sleepers or precast panel shall be designed for the soil load that they are supporting and installed
to ensure that there is sufficient bearing at each end to meet the requirements of the manufacturer of
the panel or sleeper.
All post holes shall be neatly bored or dug to the sizes detailed (See Appendix D). If rock is
encountered seek direction from the Principals representative. The posts are to be set to in their
correct location and the concrete to the pier compacted around them. The top of the concrete shall
allow for the placing of the bottom sleeper
The ground between the posts shall be excavated so that the bottom of the precast sleepers or
panels are always at least 50 mm below the lower finished adjacent surface.
18.10.5
Masonry Unit Retaining Walls
Masonry units shall be Baines Tasman or Norfolk for retaining walls or equivalent as approved by the
Principal’s representative.
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Masonry units shall comply in manufacture and structural integrity with AS/NZS 4455.3 (Masonry
units, pavers, flags and segmental retaining wall units – Segmental retaining wall units). Masonry unit
retaining walls shall be installed according to AS 4678 (Earth-Retaining Structures) and the
manufacturers installation guidelines.
In general they shall be installed with a back slope and have earth reinforcement as per the
manufacturer’s recommendation which is generally required for walls over 800 mm high.
18.10.6
Repairs to Retaining Walls
18.10.6.1
General
Retaining walls that are leaning or have become unserviceable will require a report from an
engineer under the direction of the Principal. Retaining walls over 1 m in height will require
a development approval. In all cases care will be needed to ensure that neighbouring
property is not affected or if that is unavoidable that agreement in writing is in place with the
neighbour prior to starting work. Any landscaping or paving on either side of the wall will
need to be reinstated if damaged or removed as part of the repair.
18.10.6.2
Timber Retaining Walls
Any timber post that has leaned excessively or has broken shall be replaced with a steel
post. If only the post is being replaced the post shall be designed and placed so that in the
future the timber sleepers can be replaced with precast concrete sleepers.
Where a section of a timber sleeper wall has failed that section shall be replaced with a
steel post and concrete sleeper wall. Where the whole wall is to be replaced if the retained
height is 800 mm or less an RW3 is to be installed. For higher walls a steel post and
concrete sleeper wall is to be used unless an in-situ concrete wall is specified by the
Principals representative.
18.10.6.3
Concrete Sleeper Walls
Broken sleepers shall be replaced like for like.
Leaning steel posts shall be referred to the Principal to provide an engineering report and
recommendation on the best method of repair.
Where the post has corroded and broken the post and footing will need to be replaced
unless other directions are given by the Principals representative.
18.10.6.4
In-situ Concrete Walls and reinforced block walls
These will require an engineer’s inspection and recommendation arranged by the Principal.
18.11 KERB RAMPS
18.11.1
General
Kerb ramps are to be installed when required for a modification for a person with a disability or;
on group sites whenever the end of a path abutting a car park is being replaced. They shall be
constructed in concrete or unit pavers as specified by the Principals representative for the particular
site.
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18.11.2
Construction
Kerb ramps shall be constructed to meet the requirements of AS 1428.1 (Design for Access and
Mobility – General Requirements for Access – New Building Work) at a grade of 1 in 8 or flatter. The
maximum height difference allowed for these ramps is 190 mm. No hand rails are required for these
ramps. Concrete kerb ramps shall be installed with dowelled construction joints (DCJ) to all abutting
concrete elements.
18.12 POISONING WEEDS IN PATHS
Spray weeds in paths with Glyphosate (e.g. Round Up or No Grow) at the manufacturer’s
recommended rate.
18.13 ROOT BARRIERS
To protect paving, footings or neighbouring property a root barrier is to be installed where requested
by the horticultural representative of the Principal.
The root barrier is to be 1.0 mm thick, 1.0 m wide, Recycled High Density Polyethylene, JAG Root
Control Barrier or equal approved. The material shall be joined with JAG Trading’s Butyl Tape or
equal approved.
Install in a narrow trench such that the barrier is not more than 5 mm below the soil surface and does
not protrude sufficiently to cause a trip hazard. The trench is to be filled with natural soil where it does
not contain large lumps or rocks, or clean sand fill.
All roots encountered shall be cut. NOTE: where significant trees exist the horticultural representative
will have gained Development Approval and provided a copy to the contractor before raising the
order.
18.14 MAINTENANCE OF YARDS
For vacant properties the following yard maintenance shall be carried out while the contractor has
control of the site.
At the commencement of work on the site all lawns and grass covered areas shall be cut to a
maximum length of 75 mm and all the grass cuttings removed from site. The site will be cut at
fortnightly intervals in spring and summer and at 4 weekly intervals at other times of the year. On
completion of the other works on the site carry out a final cut to a length of 50 mm and remove all the
cuttings from site.
During the course of the contract garden and lawn areas shall be watered. During the summer this
will be at weekly intervals for at least 30 minutes on each shift and during the spring and autumn at
fortnightly intervals. The timing when watering is carried out shall comply with water restriction
watering times (if applicable).
18.15 CLEANING OF SITES AFTER VACANCY
On vacancy the yard is to be made tidy. All rubbish is to be removed and taken to an appropriate
dump.
The grass is to be slashed and cut as necessary and as directed. The contractor is required to check
for any items that might be hidden by long grass. As directed cut down and remove any shrubs or
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other growth including removal of the stumps. All green waste is to be taken for green waste
recycling.
Remove any extra concrete and paving as directed by the Principals representative and take for
recycling. Fill and level any depressions left after the removal of shrubs paving or other items.
Care is to be taken to not damage any items not being removed from site and any areas damaged
shall be reinstated to the approval of the Principals representative.
18.16 MAINTENANCE OF GROUP SITE WORKS
Clear all rubbish from trash collectors relating to the stormwater system, remove from site and
dispose to suitable dump.
18.17 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
18.17.1
(Addition) Source of Fill for Site Build Up
Load fill for site build up shall be from a nominated barrow pit.
19.
LOCKSMITH
19.1
SERVICING DOOR LOCKS
Remove the lock from the door and disassemble. Thoroughly clean and replace any damaged parts
or stretched springs. Grease all mating parts and reassemble the lock. Fit to the door and ensure the
lock is operating satisfactorily. Check the keeper is properly secured and the hinges are securely
fixed to the door and door frame. Clean off any excess grease and remove all old parts from the site.
19.2
SERVICING WINDOW WINDERS AND LOCKS
Check the condition of the chain. If the chain has seized or is in poor condition replace the complete
unit.
For keyed window winders key the lock to match the other window locks.
For chains that are in good condition remove the lock and winder and dissemble. Replace any
damaged parts. Thoroughly clean and then grease all mating parts. Reassemble and fix to window
sill and window. Ensure that the winder and locking mechanism are working satisfactorily. Clean off
any excess grease and remove all old parts from site.
19.3
SUPPLY NEW KEY
19.3.1 Cut new Key
Cut a new key from a key supplied by the Principals representative. Ensure the new key has no
sharp edges or burrs and visually check that an accurate copy has been made. Where possible
check its operation in the lock.
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19.3.2 Cut Key to Match a Lock
Where a key is not available to a lock on site either:
Cut a key to match the lock and check that the key operates the lock satisfactorily
Or
Replace the cylinders of all external doors with keyed alike cylinders and supply two keys to the
Principals representative
The barrel used in the front entrance door shall be suitable for conversion to the Construction Key
System (keyed to C1, C2 (Lockwood) or C3 (Gainsborough) series) at a later date.
19.4
VACANCY KEYING – CONSTRUCTION KEY SYSTEM
19.4.1 Definition
The parts within a lock are defined as shown in the drawing that follows, ‘Barrel Detail Drawings’.
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19.4.2 Install Construction Key Barrel on a Vacant Property
This section refers to the replacement and re-keying of locks at the end of a tenancy, or where there is
extensive property damage on a vacancy and multiple replacement locks are required or where the
profiles of entrance locks need to be changed in extenuating circumstances. The Principals
representative will provide the Contractor with direction regarding the extent of works at the dwelling.
Remove existing barrel to front entrance door and retain for reuse. Supply and install one construction
barrel keyed to C1, C2 (Lockwood) or C3 (Gainsborough) series or re-key existing barrel to construction
series for front entrance door on the day nominated by the Principals representative.
A new tenant profile is required on the new entrance door locks.
Ensure screen door to front entrance is left unlocked to allow access by following trades. Change keying
or replace the barrel of all other entrance doors so that they are keyed alike with the new front entrance
door tenant profile combination. Provide two keys, tag and deliver keys to regional office.
Only the front door should be on the construction key profile, all other entrance doors should be keyed
alike to the tenant profile.
Where a keyed lock up garage or a roller door to a secure carport exists, rekey the lock(s) and give 2
keys to the regional office
19.4.3 Replacing Broken Locks
This section refers to the replacement of broken locks for an ongoing tenant.
Remove existing lock in location as identified by the Principals representative. Supply and install new
lock (same combination to original) to match existing lock set in the same location as the existing unless
directed otherwise by the Principals representative. New lock set to be keyed alike to other external
doors, windows, screen doors or security doors as appropriate. Where required supply 2 keys to the
regional office.
If the lock being replaced is the front entrance door the barrel shall be suitable for conversion to the
Construction Key System (keyed to C1, C2 (Lockwood) or C3 (Gainsborough) series) at a later date.
19.4.4 Temporary Vacancy for Upgrade or Maintenance Works
This section refers to the management of locks while a tenant has temporarily vacated a dwelling for
upgrade or maintenance works.
Remove existing lock to the front entrance door and convert to a construction key pin profile on site,
maintaining the original tenant profile. Where the barrel cannot be converted to a construction key
profile, remove the original barrel, supply and install one construction key barrel keyed to C1, C2
(Lockwood) or C3 (Gainsborough) series on the day nominated by the Principals representative.
Ensure the original tenant profile is replicated in the replacement construction key barrel. Ensure screen
door to front entrance is left unlocked to allow access by following trades.
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19.5
REPLACING KNOB WITH LEVER HANDLE LOCKS
Remove existing knob set from location scoped. Supply and install Lockwood 930 series Entrance Set
(bright chrome) or a Lockwood Single Cylinder Deadbolt 7106 with a passage set lever handle or
equivalent, lever type door handles to suit external door. Adjust door keeper to ensure door and lock is
fully operable and secure. New lock set to be keyed alike to other external doors.
Ensure the barrel is suitable for conversion to the Construction Key System (keyed to C1, C2 (Lockwood)
or C3 (Gainsborough) series) at a later date.
19.6
SCHEDULES FOR DOOR FURNITURE
Double cylinder deadlocks are a tenant alteration carried out by the tenant, however where deadlocks are
provided, the internal operation of the lock shall be by large snib and not a remove-able key, unless the
tenant signs or has signed a letter acknowledging that they understand the risk of egress during a fire.
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Dwelling Type
Location
Lockwood/Whitco
Gainsborough
External Flat
Timber Doors
Lockwood 930 Lever Entrance/Exterior Lockset, OR
Lockwood 303 Single Cylinder Deadlock, OR Lockwood
7106 Single Cylinder Deadbolt, OR Whitco W735105 Bow
Lever Entrance Set
Whitco W735205 Bow Lever Passage Set
Gainsborough 540 Contractor Series Trevi
Entrance Lever Lockset OR Gainsborough
845 or 545 Stronghold Series Single
Cylinder Deadbolt
Gainsborough 500 Contractor Series Trevi
Passage Leverset
Gainsborough 510 Contractor Series Trevi
Privacy Leverset
Internal Timber
Doors
Privacy set for
Bathrooms and
Toilets
External Glass
Sliding Doors
Walk up Flats /
Cottage Flats
Safety Sliding
Doors
Safety Hinged
Doors
Window Locks
for Sliding
Windows
Lockable
Winders for
Awning
Windows
Whitco W735305 Bow Lever Privacy Set
Whitco W501817 Single Cylinder Blaxland Diecast Sliding
Door Lock Keyed-To-Differ, Zinc Die Cast Offset Outerpull
32 mm screws AND W548217 strike
Whitco W865317 Leichhardt Sliding Security Screen Door
Lock, Black AND Whitco W845500 Right Hand OR
W845600 Left Hand Security Door Lock Profile Cylinders
– Lazy Cam, Oval, Handed Turn Knob & Cylinder
Whitco W892117 Tasman MK2 or Whitco W801117
Tasman MK3, Black AND Whitco W845500 Right Hand
OR W845600 Left Hand Security Door Lock Profile
Cylinders – Lazy Cam, Oval, Handed Turn Knob &
Cylinder
Whitco W2205317C4 Multi-Bolt CYL4 Cylinder
Gainsborough YR4050 Single Cylinder
Deadlock Black
Whitco W380217C4 Lockable Chainwinder OR Whitco
W380413 Lockable Chainwinder, Restricted Pack, 100
mm Opening, Standard Chain
WW300BKWV Window Winder Standard
Chain 300 mm Wafer Cylinder Locking
Gainsborough YR4050 Single Cylinder
Deadlock Black
Gainsborough ELXCG Elegance Hinged
Security Door Deadlock
N/A
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Dwelling Type
Double Units /
Single Units,
Standard SAHT &
Aboriginal
Housing
Location
Lockwood/Whitco
Gainsborough
External Timber
Doors
Lockwood 930 Lever Entrance/Exterior Lockset, OR
Lockwood 303 Single Cylinder Deadlock, OR Lockwood
7106 Single Cylinder Deadbolt, OR Whitco W735105 Bow
Lever Entrance Set
Whitco W735205 Bow Lever Passage Set
Gainsborough 540 Contractor Series Trevi
Entrance Lever Lockset OR Gainsborough
845 or 545 Stronghold Series Single
Cylinder Deadbolt
Gainsborough 500 Contractor Series Trevi
Passage Leverset
Gainsborough 510 Contractor Series Trevi
Privacy Leverset
Internal Timber
Doors
Privacy set for
Bathrooms and
Toilets
External Glass
Sliding Doors
Safety Sliding
Doors
Safety Hinged
Doors
Window Locks for
Sliding Windows
Lockable Winders
for Awning
Windows
Whitco W735305 Bow Lever Privacy Set
Whitco W501817 Single Cylinder Blaxland Diecast Sliding
Door Lock Keyed-To-Differ, Zinc Die Cast Offset Outerpull
32 mm screws AND W548217 strike
Whitco W865317 Leichhardt Sliding Security Screen Door
Lock, Black AND Whitco W845500 Right Hand OR
W845600 Left Hand Security Door Lock Profile Cylinders
– Lazy Cam, Oval, Handed Turn Knob & Cylinder
Whitco W892117 Tasman MK2 or Whitco W801117
Tasman MK3, Black AND Whitco W845500 Right Hand
OR W845600 Left Hand Security Door Lock Profile
Cylinders – Lazy Cam, Oval, Handed Turn Knob &
Cylinder
Whitco W2205317C4 Multi-Bolt CYL4 Cylinder
Gainsborough YR4050 Single Cylinder
Deadlock Black
Whitco W380217C4 Lockable Chainwinder OR Whitco
W380413 Lockable Chainwinder, Restricted Pack, 100
mm Opening, Standard Chain
WW300BKWV Window Winder Standard
Chain 300 mm Wafer Cylinder Locking
Gainsborough YR4050 Single Cylinder
Deadlock Black
Gainsborough ELXCG Elegance Hinged
Security Door Deadlock
N/A
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Dwelling Type
Location
Door Furniture
External Timber/Access
Doors
External Laundry Door
Housing on
Designated
Aboriginal
Lands
Internal Laundry Door
Bathroom Door
Security Doors
WC Door
Bed 1 – Keyed Differently
Bed 2 – Keyed Differently
Bed 3 – Keyed Differently
Bed 4 – Keyed Differently
Bedroom Access Door
Mesh Enclosure
1. Bow lever handles are not to be used;
2. Single cylinder deadbolts to be used on external doors only;
3. Simple door locks (i.e. Ikonic brand) are deemed suitable for
use.
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20.
TECHNICAL SERVICES
20.1
DESIGN AND DRAFTING
A Design and Drafting Service will be required from suitably qualified persons to prepare
documentation for the modification and renovation of properties owned by the Principal based on a
basic written scope of work provided for each property by the Principal.
The extent of modifications and upgrading may consist of one or a number of the following:
•
•
•
•
•
•
•
Kitchen Renovations,
Bathroom Renovations,
Laundry/Toilet Renovations,
Internal Renovations,
Modifications for the Disabled,
Internal and/or External Renovations including upgrading of site works, and
Streetscape Developments.
Property renovation/modification scopes may be issued singularly or grouped on an ‘as required’
basis.
The Design & Drafting Service will develop the basic scope into a fully detailed scope of work with the
necessary plans/working drawings required to carry out the works. To do this the provider is required
to carry out site investigations or measurements needed to complete the work and negotiate with
service providers and regulatory authorities as needed. Where available, the Principal will provide
access to existing drawings and specifications.
This service will not be required to carry out engineering design of building elements or services or
site works and calculations or provide engineering advice. These will be arranged by the Principal
where required.
The documentation prepared by the Service Providers will need to reflect the following;
•
•
•
•
•
Other sections of the Property & Maintenance Technical Specification
Housing SA Amenity Targets,
Housing SA Maintenance Accommodation Standards, and
Standard Kitchen and bathroom designs (Appendix E Double Unit Kitchen & Bathroom
Designs)
Housing SA Design Guidelines Link to web page:
http://www.dcsi.sa.gov.au/services/housing-sa/housing-design-guidelines
In addition to satisfying the above Design and Drafting Service Providers will be required to ensure
that:
•
•
•
•
•
The documentation is in compliance with current legislation pertaining to buildings, including
disability access requirements where required;
the key aspects of building design and construction are taken into account in the management
of rental stock owned by the Principal;
documentation for the modification and upgrading of housing stock effectively specifies the
user needs;
the value and saleability of the Principals assets is enhanced; and
Development Approval is obtained where required.
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The documentation produced in accordance with this brief is to be formatted as follows:
• Scope of Work - A4 sized paper
• Plans/Working Drawings to a standard scale - A3 sized paper unless a larger format is needed
to fit the building or site on one drawing.
20.2
ASBESTOS REGISTERS AND FILES
20.2.1 Asbestos Files
The Multi-Trade Contractor is required to maintain an asbestos file for the recording, sampling, testing
and removal of asbestos from the Principals stock which have been classified as Class 1 or Class 2
buildings for the purposes of a private/domestic residence.
Upon request from the Principals representative the Multi-Trade Contractor will make available all
asbestos files as directed.
20.2.2 Asbestos Registers
The Principal maintains asbestos registers to class 1b, 3, 5, 6 & 9 buildings that contain asbestos.
These registers are kept on site and maintained in accordance with the Work Health & Safety
Regulations. A copy of these registers is also kept with the Project Manager STS/CAP, located in the
Riverside Centre.
A suitably qualified person must produce and maintain Asbestos Registers on properties where
asbestos has been identified, and then provide this information to the relevant Principals
representatives as directed where required under legislation.
20.2.3 Updating of Files and Registers
Where a plan has been put in place to remove asbestos, the appropriate register/file will be updated
at the completion of works with an update of information provided to the relevant representative of the
Principal.
20.3 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
In situations where design or structural changes to dwellings are made, Appendix H Housing on
Designated Aboriginal Lands – Ministers Specification SA 78A shall be the document of
reference for the proposed works.
21.
FURNITURE REMOVAL
For furniture removal the following shall apply.
Furniture removalists are not required to transport persons other than their employees.
Vehicles to be used must be:
i)
Of an adequate size to ensure all of the tenants property can be moved in one haul;
ii)
Able to be secured while in transit;
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iii)
Provide adequate protection during transit and inclement weather conditions;
iv)
Provide enough anchor points for larger items to be secured prior to transit.
Removalists must:
i)
Confirm costing, pick up and drop off points with the Principals representative prior to the
scheduled move date;
ii)
Provide boxes and paper for packing smaller items and blankets to protect furniture and
whitegoods;
iii)
Assist tenants with the packing of furniture and whitegoods where necessary or as
directed by the Principals representative. The tenant is responsible for packing all small
items and clothes into appropriate boxes or containers;
iv)
Advise the Principals representative immediately, if the property is in an unsafe or
unsanitary state, or where the tenants’ possessions prohibit access to enable the
removal of furniture and other items;
v)
Advise the Principals representative where items have not been packed correctly by the
tenant and where it is not possible to rectify immediately;
vi)
Advise the Principals representative immediately if, on arrival at the property, the tenant
is not prepared and ready for removal, or packing is incomplete;
vii)
Prior to securing the load or leaving the property, check with the tenant or the Principals
representative, that all items (including boxes packed by the tenant) to be moved have
been loaded onto the vehicle;
viii)
Advise the Principals representative prior to leaving the pick-up address, of any items to
be left at the property;
ix)
At all times practice due care so as to ensure that items and property are not damaged
in any way;
x)
Make good any damage incurred to tenant items or property, or the property of the
Principal or the public during the moving process;
xi)
Protect items and property from dust, dirt, inclement weather during the moving process;
xii)
Place boxes, furniture, whitegoods, outdoor items as directed by the tenant or the
Principals representative;
xiii)
Transport and place items in upstairs spaces as directed by the tenant or the Principals
representative;
xiv)
Where necessary or directed assist tenants with the installation of whitegoods such as
fridges and washing machines;
xv)
Prior to leaving the job check with the tenant or the Principals representative that all
items are accounted for and in their correct position.
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22. GARAGES, SHEDS, VERANDAHS, CARPORTS, PERGOLAS,
ROLLER DOORS
22.1
GARAGES AND CARPORTS
22.1.1 General
It is preferable that Carports/Garages are located such that they relate to the access into the house.
Where it is practical to do so, covered access is to be achieved.
In the context of this specification carports or garages will be retro-fitted either as part of a relocation
of a tenant or as part of an upgrade program. Unless specifically directed otherwise by the Principals
representative garages or carports shall have a Colorbond steel roll-up (roller) door of at least 2400
mm opening width with keyed lock. They are to be designed in accordance with the Principals Design
Guidelines.
Roller doors require edge and above opening space. To allow for variations between models and
tolerances allow 150 mm each side of the opening for the side fixings and 450 mm above the opening
for the roll of the door.
Provide access into the rear door of the house from the carport or garage or it may be possible to use
an existing access directly into the house. Door(s) from the carport/garage into the house or rear yard
are to be an external door keyed alike to the house and fitted with weather seals. Door furniture is to
be the same as for the external doors of the house.
Where the carport or the garage is attached to the house and does not extend to the side boundary
provide a personal access gate with a fence to allow access to and secure the yard of the property.
Where carports or garages are attached to the units ensure that the fire rating requirements of the
Building Code of Australia, including the South Australian amendments are met.
The roof shall be drained to the storm water system. Where a rainwater tank exists it is preferred that
the roof water of at least half of the garage or carport roof is directed to the rainwater tank.
Proprietary carports or garages shall be installed in accordance with the manufacturer’s
specifications.
Carports and garages shall have a concrete floor as specified Section 5 Concrete.
Steel posts in carports or garages shall be galvanized, and if they are exposed to view that shall be
painted.
22.1.2 Garages
Where lined, the walls and ceiling are to be water resistant plasterboard, FRCB or other water
resistant material.
Garages must be located on the boundary or 1.0 m off the boundary with full perimeter paving to
allow access around them for people with a disability.
When located on the boundary the wall shall be designed so that it requires little or no maintenance
from the neighbour’s property and achieves the fire rating required by the BCA. A cavity face brick
wall or a face brick wall with piers is preferred.
When the garage is free standing as a light weight garage is constructed on the boundary the
boundary wall may be steel sheeting to match the fence and built as the fence. Such garages are to
be either a proprietary product or designed to suit the site conditions
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The roof of any garage built on the boundary will need to be designed to avoid encroachment by the
gutter and to enable the gutter to be cleaned without accessing the neighbouring property.
22.1.3 Carports
Linings within carports shall all be weather resistant as they tend to be affected by weather
particularly in windy conditions. FRCB is suitable for ceilings but water resistant plaster board is not
to be used.
The front supports of the carport shall be designed and dimensioned to allow the easy fitting of the
roller door with sufficient space to allow the door to be motorized in the future
When relocating a carport obtain Development Approval. Carefully dismantle the carport, including
any gates or doors and erect on the new site with appropriate footings. Touch up and paint as
necessary to ensure the carport blends into its new location. As these are relocated items they may
or may not be suitable for a roller door.
22.2
ROLLER DOORS
22.2.1 General
Roller doors are to be in a colour bond finish in the colour specified to compliment the housing unit.
They are to have a minimum of 12 months warranty supplied by the manufacturer and have been
designed for at least 10,000 cycles of opening and closing and the wind loading conditions of the site.
22.2.2 Installation
Installation shall be carried out in accordance with the requirements of the door manufacturer. Unless
directed otherwise by the Principals representative doors are to be manual but a double power point
is to be provided at a suitable height and location to enable a motor to be added to the roller door.
22.2.3 Maintenance
Roller doors will be maintained when problems are reported.
Roller doors are to be maintained by suitably trained persons.
The following is to be carried out:
•
Clean guide tracks with a rag dampened with mineral turpentine and clean all dirt and grease
from the track to leave it smooth and clean;
•
Do not add any grease or oil to the side track;
•
Lubricate exposed parts of the spring and axel bearings;
•
Check all the fixings are secure and tight. Tighten as needed;
•
Check the lock for operation. If the lock is stiff lubricate with a fine lubricant such as RP7.
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22.3
VERANDAHS AND PORCHES
22.3.1 General
Verandahs are to have galvanized steel square posts, painted, unless directed otherwise by the
Principals representative. Ceiling linings if included are to be FRCB. They shall have the floor set up
to be step less with the house and paving and sloped to allow drainage and be of a size to meet the
requirements of the Principals Design Guidelines. The roof water shall be collected and either
connected to the storm water system or disposed of away from the house as directed by the
Principals representative.
22.3.2 Relocation
When relocating a veranda obtain Development Approval if the size requires it. Carefully dismantle
the veranda and erect on the new site with appropriate footings. Touch up and paint as necessary to
ensure the verandah blends into its new location. As these are relocated items they may or may not
meet the design guidelines.
22.4
PERGOLAS
22.4.1 General
A pergola becomes a verandah when it has a weather resistant roof covering, including clear or
translucent sheeting and shall be constructed accordingly.
Pergolas are to be constructed from H3 or CCA treated timber or a timber that is classified as durable
when exposed to the weather. Posts are to be galvanized steel square or round tube or treated
timber. All fixings shall be as specified in section 7. All timber posts are to be supported on Hot Dip
Galvanized shoes.
If covered with shade cloth the shade cloth shall be securely fixed with fixings suitable for shade cloth
or fixed with fixings through a batten. Ensure the shade cloth is pulled tight and neatly trimmed
around the edges.
22.4.4 Maintenance
Pergolas are to be maintained only when they have been built by the Principal. As pergolas are fully
exposed to the elements check for corrosion of fixings or rotting of timber before commencing repairs.
22.5
SHEDS INCLUDING GARDEN SHEDS
22.5.1 General
New sheds are to be constructed of colour bond and will generally be a proprietary product. Larger
sheds will require Development Approval. All sheds are to have a door and all sheds over 6 square m
in areas are to have an openable window.
The level of the floor of a shed is to be set so that the floor does not flood and so that wheeled items
can enter through the doors. The roof shall be drained and the rainwater connected to the storm
water or disposed away from buildings to the approval of the Principals representative.
All sheds are to be installed and tied to the footings in accordance with the manufacturer’s
instructions.
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Unless otherwise specified all sheds are to have concrete floors
22.5.2 Relocated sheds
When relocating a shed obtain Development Approval if required. Carefully dismantle the shed, erect
on the new site with appropriate footings and floor. Touch up and paint as necessary to ensure the
shed blends into its new location
22.6 SPECIAL REQUIREMENTS FOR HOUSING ON DESIGNATED ABORIGINAL
LANDS
Refer to Appendix G Housing on Designated Aboriginal Lands Material Schedule for references
in relation to suitable materials for verandah’s.
Refer to Appendix F Housing on Designated Aboriginal Lands – Trade Detail Drawings for
references to joinery detailing.
23.
WINDOW FURNISHINGS
23.1
GENERAL
As window furnishings are often installed in occupied or completed properties particular care shall be
taken not to damage the property or a tenant’s property, catch any dust and clean up thoroughly as
the work progresses.
For external window treatments the contractor will need to provide suitable access equipment and
make good any damage caused by that equipment or its use.
23.1.1 Site Measurement
All windows are to be site measured.
In particular for blinds fitted between the reveals, as the size of the window reveals vary slightly
depending on construction of the walls and windows, special care is required to ensure that the
correct size of blind is used. Packing out of fixing brackets is not permitted.
23.2
INTERNAL BLINDS AND CURTAINS
23.2.1 General
Provide roller blinds (often called Holland blinds), vertical blinds, curtain rods or curtains to the
windows specified by the Principals Representative. In cottage flats the Principal supplies and
maintains Holland blinds to all windows.
23.2.2 Safety Requirements
The design and installation shall comply with the requirements of the Trade Practices (Consumer
Product Safety Standard – Corded Internal Window Coverings) Regulations 2010 and the
Competition and Consumer (Corded Internal Window Coverings) Safety Standard 2014.
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Unless approved otherwise all chains or cords shall be made safe by permanent fixings restraining
the ends. Cord release devises are not to be used except where special written permission is given
by the Principals representative.
Documentation relating to the safe use of cords shall be provided to and explained to the tenant or if
the property is vacant shall be left in the top draw of the kitchen cupboard.
23.2.3 Fixings
Fixings for the blind and curtain rail brackets shall be appropriate screws as recommended by the
manufacturer. In general the studwork will be either light weight steel (Less than .7 mm thick) or
timber and the appropriate type of screw shall be used. All houses have blocking (usually timber) for
the curtain rail brackets.
23.2.4 Installation
The blind or curtain is to be installed by a suitably qualified person who has been instructed by the
manufacturer on the correct method of installation. The installation shall be carried out in a
tradesperson like manner. The installer will need to provide all their own equipment, including ladders
or scaffold, drills, fixings and power. Before starting work ensure that all items are protected from
damage.
The curtain rod or track is to be fixed at a height such that the bottom of the rail is at least 20 mm
above the inside of the top reveal. Where the window is wider than 1250 mm a central bracket
supporting the rod is to be provided.
Fixings for the blind or curtain brackets shall be appropriate screws as recommended by the blind
manufacturer. For blinds and curtain tracks the spacing and types of brackets shall be as
recommended by the blind or curtain or mechanism manufacturer.
23.2.5 Holland Blinds
23.2.5.1
General
Holland or Roller Blinds are to be designed to fit between the reveals of the window with
minimal gaps each side of the blind and of sufficient length to enable the full height of the
window to be covered with some spare fabric on the roller. They are to be manufactured to
provide a durable low maintenance blind which is robust with no easily removable parts
once installed.
Blinds are to be made to suit the size of the space between the reveals.
23.2.5.2
Fabric
When tested in accordance with AS 1530.2 (Methods for Fire Tests on Building Materials,
Components and Structures – Test for Flammability of Materials) and 1530.3 (Methods for
Fire Tests on Building Materials, Components and Structures – Simultaneous
Determination of Ignitability, Flame Propagation, Heat Release and Smoke Release) the
fabric shall have a Smoke-Development Index of not more than 5 and a Spread of Flame
index not more than 8.
The fabric shall have a 10 year guarantee against fading and UV degradation. The fabric is
to be easily wiped clean and is to provide UV block out. The fabric shall have a low VOC
(Volatile Organic Compound) rating.
Eco Dawn Next Generation with Ultrafresh by UNILINE is deemed to comply.
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23.2.5.3
Operating Mechanism
The Operating Mechanism shall be equal to the following:Uniline Chain Operated with an anodised lightweight aluminium tube and a Uniline spline
attachment to roller. Powder coated installation brackets to suit fabric colour. Nickel Plated
Rotation chain with 2 clear polycarbonate stopper balls to set high and low fabric positions.
Natural anodised or powder coated 22 mm aluminium bottom rails with spline attachment.
The Mechanism shall have a minimum of a 5 year guarantee.
23.2.6 Curtains
23.2.6.1
General
The Principal generally only installs curtains in special circumstances which usually relate
to the relocation of a tenant. For this reason the style and type of curtain may vary from
property to property.
23.2.6.2
Curtain Fabrics
Curtain fabric will be selected to suit the particular client. In all cases the fabric shall be
either UV stable or have a backing that protects the internal curtain material from UV.
When tested in accordance with AS 1530.2 (Methods for Fire Tests on Building Materials,
Components and Structures – Test for Flammability of Materials) and 1530.3 (Methods for
Fire Tests on Building Materials, Components and Structures – Simultaneous
Determination of Ignitability, Flame Propagation, Heat Release and Smoke Release) the
fabric shall have a Smoke-Development Index of not more than 5 and a Spread of Flame
index not more than 8.
23.2.6.3
Rods and Tracks
Curtain rods are to be PC (Plastic Coated steel) 16 mm White curtain rod with acorn finial.
Fixing brackets shall be matching plastic coated steel and shall be selected to suit the
location. The rods are to be long enough so they extend approximately 150 mm past the
inside of the reveal except that where there is a return wall within that length they shall
extend to within 10 mm of the wall face.
The curtain track shall be equal to Oslo Series 79 domestic hand traverse or cord operated
curtain tracking system. Unless specified otherwise they are to be white. Unless specified
otherwise by the Principals representative, the tracks are to extend approximately 150 mm
past the inside of the reveal except that where there is a return wall within that length they
shall extend to within 10 mm of the wall face.
Unless required at a different height to suit the curtain, the curtain rod or track is to be fixed
at a height such that the bottom of the rail is at least 20 mm above the inside of the top
reveal. Where the window is wider than 1250 mm a central bracket supporting the rod or
track is to be provided.
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23.2.7
Vertical Blinds
23.2.7.1
General
Vertical Blinds are to be manufactured to provide a durable low maintenance blind which is
robust with no easily removable parts once installed other than the fabric bottom weights.
They are to be reveal fitted or face fitted as specified by the Principals representative.
23.2.7.2
Reveal Fitted Vertical Blinds
Reveal fitted blinds are to be designed to fit between the reveals of the window with minimal
gaps each side of the blind and are to be of sufficient length to enable the full height of the
window to be covered less 10mm to15mm from the window sill.
23.2.7.3
Face Fitted Vertical Blinds
Face fitted blinds are to be fitted to either the architrave or above the architrave (as the
fixing permits). The width of the blind shall extend 100mm either side of the window
opening and are to be of sufficient length to enable the full height of the window to be
covered and extend 100 mm below the bottom of the window, except that for a full height
window where the bottom shall be kept between 10mm to15mm from the finished floor.
For the purposes of defining the blind a glass sliding door assembly shall be treated as a
full height window
23.2.7.4
Fabric
The fabric is to be easily wiped clean and shall have a 10 year guarantee against fading
and UV degradation. The fabric shall provide a UV (ultraviolet) protection factor that is a
minimum of 50+.
Unless specified otherwise the fabric shall be 100% polyester and acrylic coated. It shall be
an approximate minimum weight of 370 gsm and of a minimum thickness of 0.39 mm. The
standard slat width is to be in the range 125 mm to 130 mm and when closed shall overlap
to provide a complete block out of the light. Unless specified otherwise, the colour of the
fabric shall be Uniline ‘Natural”.
When tested in accordance with AS 1530.2 (Methods for Fire Tests on Building Materials,
Components and Structures – Test for Flammability of Materials) and 1530.3 (Methods for
Fire Tests on Building Materials, Components and Structures – Simultaneous
Determination of Ignitability, Flame Propagation, Heat Release and Smoke Release) the
fabric shall have a Smoke-Development Index of not more than 5 and a Spread of Flame
index not more than 8.
The fabric shall have a Low VOC (Volatile Organic Compounds) rating.
Eco Dawn Next Generation with Ultrafresh by UNILINE is deemed to comply.
23.2.7.5
Operating Mechanism
The operating mechanism shall be controlled by a wand to avoid issues with safety related
to chords. It shall be equivalent to Hunter Douglas EOS Vertical Track System Wand
Operated Only.
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23.3
EXTERNAL BLINDS
23.3.1 General
External blinds are maintained on certain windows of flats, balconies and other dwellings as per the
Principals Accommodation Standards to provide sun and privacy protection to tenants.
All blinds are to be designed and installed to provide a long lasting product which requires minimal
maintenance.
All blinds are to be site measured and designed to provide adequate cover while still allowing some
ventilation to occur.
Wire guided awnings are to replace ALL existing awning systems for balconies and windows.
For ground floor, balcony and windows adjacent balconies the blind is to be crank operated, except
for ground floor windows. Where control tape or cord is existing to the inside of the living unit a
control tape or cord method of control is to be maintained. All other upper floor windows shall have a
control tape or cord on the inside of the living unit.
23.3.2 Materials
All materials shall match in colour or be colour coordinated to match including fabric, fixings and
operating mechanisms.
23.3.2.1
Fabric
The awning fabric shall be equal to “Hunter Douglas Awning Canvas”; Plain Colours Only;
Australian Made with Duraguard.
The composition of the fabric is to be 52% Polyester and 48% cotton.
The fabric shall have a Smoke-Development Index of not more than 5 and a Spread of
Flame index not more than 8.
The fabric is to be stitched and lock stitched with a thread colour Natural, Tkt025, Tex 120
equivalent to “Coats” Terko Satin.
A full width of fabric is to be used for awnings under 2100mm width, with no joins. Awnings
over 2100mm width shall have a central join with 2 equal widths each side.
The fabric shall have a 5 year warranty.
23.3.2.2
Fixings
All external fixings are to be stainless steel. Internal fixings are to be minimum zinc plated. All spring
washers and washers are to be incorporated for all hood and bracket applications.
Fixings are to be specified by the manufacturer or installer to suit the size, material, mechanics and
location of the blinds being installed and to suit the material to which the blind is attached.
Fixings for blinds located in beachside suburbs shall be stainless steel (316 grade) components.
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23.3.2.3
Wire Guide Assembly
The wire guide assembly, including the wire rope, components and brackets are to be
fabricated from Stainless Steel AISI 316 and are to finish 150 mm out from the window.
All components used with wire ropes are to be hydraulically swaged, using a minimum of 30
Tonne press with a pressure gauge to authenticate the swage to the prescribed pressure of
6000 PSI.
The wire assembly shall be a 3.2 mm diameter, 1 x 19 wire rope with a 35 mm x 6.2 mm
swage terminal at one end and a swage M6 x 40 mm RHT stud at the other end.
The length of the assembly is to be determined by the position of the top bracket relative to
the location of the bottom bracket or balcony handrail.
The wire assembly is to be tensioned with a 6mm Hex Head Tensioner. The tensioner shall
have a tension range of 20 mm to the end limit and a disconnect limit of 40 mm. Once
tensioned the position of the assembly shall be secured with a 6 mm Hex nut and Loctite
Grade 290.
Where an enclosed square handrail exists, a 6 mm RHT nutsert with a grip range up to 4.0
mm is to be centrally installed in the handrail using a Heavy Duty Nut Rivett Insert Tool with
a 6 mm Mandrel. The assembly shall be mechanically tensioned to restrict the lateral
movement of the wire rope to no more than 3 mm when the blind is operated in normal
conditions. The pathway of the wire rope between the bracket terminal locator and the
nutsert are to be directly aligned with a minimal allowance for the reducing circumference of
the fabric roll as it descends.
The bottom of the assembly shall have a EPDM 20 mm OD x 20 mm High grommet with a
6 mm hole to cushion the effects of an uncontrolled release of the cord for a cord operated
blind. An allowance for the stretch of the sash cord is to be made when installing the blind.
The Top and bottom ‘L’ brackets are to be fabricated from 8 mm stainless steel with a 90
degree radius bend. The wire ropes are to be tensioned between two “L” brackets to create
a guide for the bottom rail. The brackets must have a maximum 5 mm flex each from their
static position to prevent the wire rope losing its tension.
The bracket for the cord operated awning shall be constructed with a guide for the cord.
23.3.2.4
Operating Mechanisms
The Operating Mechanisms shall be equal to the following:Hood
Over roll Hood - Steel Baked polyester with powder coated hood ends riveted to the profile
with aluminium/steel rivets in a matching colour.
The hood ends for the Crank Operated Wire Guided Window Awning must permit the crank
to project at a 45 degree angle to assist operator use from the balcony and to provide a
clear area from the top wire guide brackets.
Crank Assembly
Geiger Crank Gearbox 9:1 gear ratio. Colour Ebony.
Universal crank brackets are to be stainless steel with a plastic and steel drive end and a
stainless steel pivot and pin plate or plastic and steel idler.
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The length of the crank handle is to be such that it can be easily operated by the occupant.
The crank handle is to be fitted so it cannot be easily removed.
Cord Assembly
The cord spool shall be plastic and metal with provision to securely attach a 5 mm white
polyester sash cord.
The sash cord shall be guided unobstructed through the wall using the existing pathway to
the inside of the premises to permit the user to operate the awning and to secure the cord
to a cleat. The cord shall have two plastic tassels of a ridged construction located approx.
300 mm apart to prevent the cord travelling back through the pathway in the event of an
uncontrolled release of the cord.
Keyway Tube Assembly
The large balcony awning keyway tube is to be galvanised steel with a welded seam – 78
mm diameter.
Other awnings shall use a galvanised steel keyway tube - 60mm diameter.
Inserts to the tube shall be riveted in two places.
Bottom Rail Assembly
The bottom rail is to be aluminium with end caps and a sliding wire guide designed to
permit lateral movement of the bottom rail when under stress. The bottom rail slide guide is
to be made of plastic and stainless steel. The powder coated bottom rail shall match the
fabric in colour and be finished to AS 3715 (Metal Finishing – Thermoset Powder Coating
for Architectural Applications of Aluminium and Aluminium Alloys).
Double Arm Assembly
(Top level balcony awning only)
A casement type awning using the appropriate sized set of arm fittings may be used where
a straight drop balcony blind is not practical. The arm and front profile are to be aluminium
and the fabric is to be positioned and secured in the front profile. The first set of awning
arms projection is to be restricted by an attachment to the wall and arm in a manner that
creates a clearance for the opening of a door or window.
The second set of arms will extend to a point not below the top of the balcony hand rail.
The awning can be operated by cord or crank. If operated by cord, the cord is to be secured
to an external cleat.
23.3.3 Installation
The awnings are to be reverse rolled and straight dropped for consistency and to provide a gap from
the window to allow ventilation.
The awnings shall be installed or repaired by a suitably qualified person who has been instructed by
the manufacturer on the correct method of installation or repair and who is licensed by the Office of
Business and Consumer Affairs to install external awnings and shall be fixed in accordance with the
manufacturer’s instructions.
Use appropriate equipment to safely access upper storey windows that will not cause damage to the
property. Any damage to the property, including the landscaping shall be made good.
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23.3.4 Balcony Awning
The crank operated wire guided awning is to be installed or used to replace the existing Verandah
Rope and Pulley Awning commonly used for balcony sun and privacy protection in multi storey sites.
The awning is to be designed and installed with minimal gaps each side of the blind and of sufficient
drop to enable the full height and width of the opening to be covered less a clearance space at the
base of approx. 50 mm. A minimum of 300 mm of fabric must be provided as wrap around the roller.
The awning is to be manufactured to provide a durable low maintenance covering which is robust with
no easily removable parts once installed.
Awnings are to be site measured and made to suit the size of the space between the reveals of the
balcony.
The length of the crank handle is to be such that it sits in the balcony reveal.
23.3.5 Window Awning
The awning shall be designed to be fitted to the face of the building and is operated by a sash cord or
tape from inside the residence to lower and retract the awning.
The awning shall have sufficient drop to enable the full height of the window to be covered and shall
be extended approx.100 mm each side of the window opening. This extension may be varied to
ensure appropriate fixing locations and to avoid other items on the wall e.g. down pipes.
The awning is to be manufactured to provide a durable low maintenance covering which is robust with
no easily removable parts once installed.
23.4
MAKING GOOD
On completion check that the installation is working correctly and clean up. Provide the tenant with
instructions on how to operate the window furnishing.
Replace any items that were needed to be shifted to carry out the work and make good anything
damaged by the contractor.
24.
SITE SIGNAGE
24.1 GENERAL
Signage shall be permanently fixed and suitable for use as a free standing or fixed to a building and
shall have holes in it to allow for fixings. It shall be a durable permanent sign which can be easily
maintained.
24.2 GROUP SITE SIGNAGE
Site signage shall be permanently fixed and generally a free standing durable sign and be positioned
near the entrance of a group site. It shall be designed to allow visitors including emergency services
to locate a unit on the site. It shall clearly give the address and name of the group (if the group has a
name) and contain a site plan with the unit numbers and the roads and footpaths identified. It shall be
located so that at night it is lit by the public site lighting. It shall be of a size that it is easily read from
within a vehicle on the entrance road. The posts to the sign are to be set in concrete as for a fence
post.
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When a sign is damaged beyond repair it shall be replaced like for like.
25.
INSPECTION OF HOUSES – STRUCTURAL INTEGRITY
When the contractor receives a request to repair cracks or movement in a house a site inspection will
need to be carried out to determine the extent of work.
Houses undergo movement and minor cracking, up to 5 mm wide, generally due to soil movements
but can also be the result of material movements caused by brick growth or thermal movement. It is
also common for there to be some vertical movement of the floor caused by the swelling or shrinkage
of the soil under or around the house.
The contractor is required to inspect the houses and identify the probable cause of minor movement.
It is important to identify the cause of cracking or movement before repairs are undertaken and where
possible take action to stabilize, reduce or eliminate the cause of the movement.
For significant or unidentified movement or where there is a concern relating to the structural
adequacy of the building the matter is to be referred to the Principal for an engineering inspection or
comment.
Footing movement due to soil movement is generally caused by:• Leaking water, sewer, and storm water pipes.
• Water ponding adjacent to or within 1 m of the footings.
• Trees drying the soil, or, less common, tree roots lifting the footing. Trees that are closer
than a distance equal to the height of the tree may be causing movement.
• Seasonal drying or wetting, particularly in highly reactive soils.
Except in the case of a building believed to be close to collapse, the contractor is to investigate the
above items before referring the matter for an engineering report. The results of that investigation are
to be forwarded with the request. Please note that in a brick veneer house the masonry is a non-load
bearing cladding and so cracking in the external skin of brickwork is unlikely to be an indication of a
building nearing collapse.
26.
LIFT MAINTENANCE
26.1
GENERAL
The information provided here is general in nature, at all times the manufacturer’s
recommendations must be followed.
Lift Registration is required under the provisions of the Work Health and Safety Act and
Regulations and the contractor is to ensure the registration is in place and maintained.
All work on Lift Maintenance must be carried out by an appropriately qualified person, in
accordance with the current regulations and Australian Standards, including but not limited to:
•
Mandatory services as prescribed in the Work Health and Safety Act and Regulations
•
SAA Lift Standards
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All log books and defect reports must be accurately completed at the end of each service,
breakdown repair or inspection and provided to the Principals representative.
The following items shall be serviced at the periods specified by the manufacturer and
in accordance with the manufacturer’s maintenance manual. Irrespective of any
periods of time specified by the manufacturer the maximum time between inspections
shall be 1 year.
26.2
HYDRAULIC – PASSENGER AND GOODS
26.2.1 General
Contact building representative to determine if any lift malfunction has occurred since the last service
lift.
Display 'Out of service ' signs to restrict public access to lift.
Observe starting stopping and floor levels.
Ride in car and check for any abnormal noise or operation.
26.2.2 Motor Room
•
Check motor room door lock, lighting, emergency lighting and ventilation.
•
Check car level circuits for correct operation.
•
Check and ensure safety circuits and lock circuits are intact.
•
Clean machine, pump unit and related equipment.
•
Check for any signs of leakage from pump or valve block.
•
Clean lift controller and related equipment.
•
Connect manufacturers Test Tool to controller and download any faults information.
•
Clean motor room.
•
Check oil and oil level in main tank. Oil level must be within 50 mm of top dipstick mark, top
up with recommended oil as required. NOTE: Lift to be at lowest level.
•
Check hydraulic hoses and pipe connections for abrasions blistering or leaks.
•
Clean and replace oil filters.
•
Clean and replace main valve block filters.
•
Clean and replace pump filters.
•
Check door valves.
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26.2.3 Top of Car and Lift Well
•
Test all functions of maintenance control unit.
•
Inspect all ropes, suspension equipment and travelling flexes (where applicable).
•
Inspect sheave grooves for wear (where applicable).
•
Check hydraulic seals for leaks, lift car creeping and report any excessive creeping of lift.
•
Clean top of car.
•
Check top of car top guide shoe rollers.
•
Check well limits, operation of inductors, transducers and slow down switches.
•
Clean all seals and bottom tracks of all hall doors.
26.2.4 Underneath Car and Pit
•
Clean pit floor.
•
Check oil overflow container in pit and report any excessive leaking of oil.
•
Check hydraulic hoses for abrasions, blistering and leaks.
•
Check operation of bottom car guide rollers.
•
Check that hydraulic ram joints are tight (where applicable).
26.2.5 Car Interior and Landings
•
Check operation of all lift control buttons and switches.
•
Check car lighting accessories, signal indicators, illuminated push buttons, direction arrows,
gongs and landing indication. Replace faulty lamps.
•
Check operation of emergency lighting – 15 minutes minimum.
•
Check operation of car alarm and car telephone communications.
26.2.6 Doors and Operators
•
Clean all seals and bottom tracks. Clean and lubricate all car and landing top door tracks.
•
Check operation of car doors and check all links, arms and fixings.
•
Check power door operation and adjust as required.
•
Check that lift door does not start with door open or partially open.
•
Check operation of door safeties.
•
Check operation of landing door equipment.
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•
Check PDO belts, chains, limits and lubricate all joints.
•
Check clean and adjust all door locks.
•
Check, adjust and lubricate car/landing door coupling equipment.
26.2.7 Safeties
•
Test operation of all car safeties.
•
Inspect safety gear, link pins, switch.
•
Carry out safety gear test and report in log book.
26.2.8 Tests for Operation in the Event of an Emergency
26.2.8.1
Lift-Shaft Ventilation
Check for any obstructions.
26.2.8.2
Fire Service Control
NOTE: Notify building representative prior to carrying out this test.
•
Set fire switch control to “ON”.
•
Check that all lifts return to the floor in which fire service control sensitive door
edge re-opening devices are de-activated. (Emergency Lift Only)
•
Check that all door protective devices except automatic control of sensitive door
edge re-opening devices are de-activated. (Emergency Lift Only)
•
Check that lift responds only to controls within lift car. (Emergency Lift Only)
•
Check that lift doors only open at floor where the fire service switch is located
unless “floors open” button is pressed. (Emergency Lift Only)
•
Check that the lift other than the emergency lift remain inoperative.
•
Return fire-service control switch to “OFF”
26.2.8.3
Fire – Lift Signs
Inspect for damage or deterioration and for compliance with clause E3.3 of the
Building Code of Australia.
26.3
TRACTION TYPE – PASSENGER AND GOODS
26.3.1 General
Contact building representative to determine if any lift malfunction has occurred since the last service
lift.
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Display 'Out of service ' signs to restrict public access to lift.
Ride in cars and check for any abnormal noise or operation.
26.3.2
Motor Room
•
Check motor room door lock, lighting, ventilation, emergency and general lighting.
•
Check car re-level circuits for correct operation.
•
Check and ensure safety circuits and lock circuits are intact.
•
Connect manufacturers Test Tool to controller and download any faults information.
•
Machine – check gear case oil level and refill as required.
•
Grease all machine room points including machine bearings.
•
Clean controller, relay panel and solid state equipment.
•
Check controller for loose wires and that no safety circuits have been bridged out.
•
Check operation of controller including all contactors, relays and settings, adjust if required.
•
Check overloads, timers and control systems operations and ratings of fuses.
•
Check and adjust rotating machinery couplings, drives etc.
•
Check motor brushes for sticking and wear. Replace as required.
•
Check motor generator set, commutators, motor electrical systems.
•
Visually check governor to ensure all parts are clean, in good working order and all
adjustments pinned.
•
Lubricate governor.
•
Check, adjust and lubricate selectors, floor setters etc.
•
Strip, clean, lubricate and adjust brake.
•
Check brake lift clearance.
•
Clean motor room.
26.3.3 Top of Car and Lift Well
•
Test all functions of maintenance control unit.
•
Inspect all ropes, suspension equipment and travelling flexes.
•
Inspect sheave grooves for wear.
•
Clean top of car.
•
Check and adjust or replace top of car top guide shoes and counterweight guide
shoes.
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•
Lubricate guide rails and associated equipment except where roller guides are fitted.
•
Check well limits, operation of inductors, transducers and slow down switches.
•
Check and lubricate all sheave bearings and various pivot points.
•
Clean secondary floors (where provided).
26.3.4 Underneath Car and Pit
•
Clean pit floor.
•
Check all mounting bolts and tighten as required.
•
Check and adjust or replace bottom car guide shoes.
•
Check condition and function of pit switches.
•
Check lift pit operational equipment and clearances.
•
Check oil buffers for correct operation oil level, refill as required.
26.3.5 Car Interior and Landings
•
Check operation of all lift control buttons and switches.
•
Check car lighting accessories, signal indicators, illuminated push buttons, direction arrows,
gongs and landing indication. Replace faulty lamps.
•
Check operation of emergency lighting – 15 minutes minimum.
•
Check operation of car alarm and car telephone communications.
26.3.6 Doors and Operators
•
Clean all seals and bottom tracks. Clean and lubricate all car and landing top door tracks.
•
Check operation of car doors and check all links, arms and fixings.
•
Check power door operation and adjust as required.
•
Check that lift door does not start with door open or partially open.
•
Check operation of door safeties.
•
Check operation of landing door equipment.
•
Check PDO belts, chains, limits and lubricate all joints.
•
Check clean and adjust all door locks.
•
Check, adjust and lubricate car/landing door coupling equipment.
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26.3.7 Safeties
•
Test operation of all car safeties.
•
Inspect safety gear, link pins, switch.
•
Carry out safety gear test and report in log book.
26.3.8 Tests for Operation in the Event of an Emergency
26.3.8.1
Lift-Shaft Ventilation
Check for any obstructions.
26.3.8.2
Fire Service Control
NOTE: Notify building representative prior to carrying out this test.
•
Set fire switch control to “ON”.
•
Check that all lifts return to the floor in which the fire-service control switch is located.
•
Check that all door protective devices except automatic control of sensitive door edge
re-opening devices are de-activated. (Emergency Lift Only)
•
Check that the fire service controls within the lift car operate as required by AS 1735
(Lifts, Escalators and Moving Walks – Set). (Emergency Lift Only)
•
Check that lift doors only open at floor where the fire service switch is located unless
“floors open” button is pressed. (Emergency Lift Only)
•
Check that lifts other than the emergency lift remain inoperative.
•
Return fire-service control switch to “OFF”
26.3.8.3
Fire – Lift Signs
Inspect for damage or deterioration and for compliance with clause E3.3 of the Building
Code of Australia.
26.3.8.4
Other requirements
Confirm layouts are up to date.
27.
WORK FOR SEPARATION OF ALLOTMENTS FOR TITLING
27.1
GENERAL
Some of the Principals rental dwellings are commonly serviced. These include maisonettes (including
buildings referred to by the Principal as double units) that share a common or party wall and attached
and detached group housing. The sale of these as separate dwellings generally requires the
separation of services to ensure that no service crosses a title boundary and the upgrading of the
party walls to comply with fire rating requirements of the Building Code of Australia. The Principal is
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also separately titling two and three storey flats where fire separation at floors as well as at separating
walls is required.
In accordance with the Development Act, the upgrading of fire separation and separation of services
work is required in association with the land division process or community division process.
Development approval for land division or community division is issued with conditions that require
party wall upgrade work or storm water drainage separation work to be carried out before clearances
will be issued by Councils.
The Principal will undertake investigations to determine the titling options to enable the property to be
sold. Land titling options may include conventional Torrens title land divisions, Community title land
divisions or Community strata titling for walk up flats. If the dwellings are already located on individual
allotments, the Principal may be required to lodge a file plan in the Land Titles Office (LTO) to register
party wall easements.
When complex group housing sites or flats are under consideration, the Principal will undertake the
investigation utilising the services of others.
The scope of works shall include but not be limited to the upgrade of the fire rating to party walls and
floors, separation of services (water, sewer, storm water, gas, electrical, and telecommunications) and
reinstatement work as follows.
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27.2
ASSESSMENT CRITERIA
Only the work required to comply with local government and service authority requirements shall be
scoped and the work shall be designed to minimize the costs.
Examples are:
•
•
•
•
27.3
positioning of new service connections and underground route selection to minimise
reinstatement works;
retain overhead power supply to one side where possible;
retain existing electrical meter position where possible; and
storm water undergrounded to the street only if other side is already to the street.
PROCESS
The practical steps required to separate the existing services, involve a two-stage process identified
as Stage-One and Stage-Two.
27.3.1 Stage One - Site investigation and cost estimate of required work
The Principals Responsibility
•
Undertake investigation to determine what work is required to enable the property to be titled
for sale. This process is in the form of a desktop scope utilising the Principals historical
records and information received from service authorities.
•
For attached housing issue a Form 1 request to the contractor. The Form 1 is a document
requesting the contractor to undertake a site inspection to determine the extent of works
required and the associated costs to achieve the preferred option. The Principal will identify
the extent of separations needed i.e. all services plus fire separation or just fire separation.
•
For more complex sites or buildings the Principal will, or arrange for others to, carry out the
form 1 investigation.
The Form 1 request will include the following information:
•
•
•
•
•
•
site plan;
service plans;
certificate of title;
electrical retailer details;
contact details of tenants that will be affected by the service separation; and
indicate if the property is vacant (i.e. vacant sale) or the sale is to a sitting tenant.
The completed Form 1 will provide the Principal with the estimated costs and notations detailing the
works required (see APPENDIX C Forms & Checklists).
Contractor Responsibility
•
Undertake a site inspection and assess the extent of the service separation work required to
enable the property to be titled for sale. For attached dwellings this assessment includes a
detailed inspection of party walls from the footing to the roof covering. Labelled photographs
must be supplied of any new Party Wall works. Labelled photographs should be taken of the
work site (before & after) i.e. front and rear yard, dwelling footpaths etc. These can be
retained for future reference should any disputes arise.
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•
Make onsite assessment to determine best location for new sewer and/or water connection to
minimise service trenches and associated reinstatement.
•
If gas separation is required, contact APA Group to request clarification which units are
interconnected and request quote to supply new inlets to the front boundary.
•
Have a suitably qualified electrician lodge an online SA Power Networks Form A application
on REX (Registered Electricians Centre). Electrician to liaise with SA Power Networks
inspector to confirm works required.
•
Provide detailed estimate of the costs involved based on the item codes as listed in the
schedule of rates
•
Complete Form 1, identifying the work needed including a cost estimate for that work within 2
weeks of the date of issue and return it to the Principals representative.
•
Report on the completed Form 1 any issue which may delay or extend the time required to
complete the service separation work, e.g. significant tenant alterations exist; sewer mains
extension required etc. For anticipated time line refer to the attached process chart.
If the Principal decides to proceed with the separation process the Principal will then issue a Form 2
(see APPENDIX C Forms & Checklists) approval for the contractor to go ahead with the agreed
Form 1 separation works (see APPENDIX C Forms & Checklists).
27.3.2 Stage Two – Carry out physical work
The Principals Responsibilities
•
Issue Form 2 (Instruction to proceed with Separation Work and Certificate of Completion)
approval to commence the works (see APPENDIX C Forms & Checklists)
•
Provide a copy of the land division proposal plan with development number within 2 weeks of
Form 2 approval being issued (if land division required). The development number is required
for Water Industry land development applications.
•
Arrange payment of invoices for works when the work is completed
Contractor Responsibilities
•
In accordance with the technical specification, carry out the separation work identified and
approved in Form 1 or in the scope provided by the Principal.
•
Arrange access notification to all affected properties and tenants or residents.
•
Make applications to relevant service authority for new service connection points for water,
sewer, electricity and gas as required.
•
Manage, coordinate, liaise and finalize any issues raised by the Principals tenant or any other
party to the sale of the property.
•
Negotiate with tenants as required for reinstatement of tenant alterations including structures,
non-standard paving and gardens.
•
Complete the separation work within the approved time frame, and monitor the progress.
•
Provide a photographic record of the fire separation work suitably noted to enable the
Principals Representative to initially assess the work from the photos.
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•
Following any auditing by the Principal, respond to all inappropriate work standards within one
week, providing full details and actions to be taken to rectify any inappropriate work.
Rectification of work shall be completed within two weeks.
•
Every 2 weeks, provide a progress report on the status of all jobs. Report to include date of
application to service authority, installation date of service connection, completion date of each
trade and final completion date.
•
In addition to the 2 weekly reports the contractor shall notify the Principals representative
within 2 working days of the completion of the work on fire separation and also on the
completion of all work
28.
DISABILITY MODIFICATIONS
28.1
GENERAL
The Principal modifies its dwellings from time to time to meet the needs of tenants with a disability.
The Principal will scope the work using the assistance of expert Occupational Therapists where
appropriate.
For major alterations the contractor will be required to prepare design documents complying with the
scope, and after receiving written approval from the Principal to the documentation, if applicable
obtain Development Approval and carry out the work.
The specification for most of the items are generally within the relevant trade.
All modifications are to be carried out to the satisfaction of the nominated Principals representative,
with all modifications to be left in a trades like manner.
28.2
GRAB RAILS
28.2.1 Grab Rails used for Transfer
Grab rails used by the tenant for transfers, usually related to the toilet, and rails in showers used for
support are to be located in the position identified by the Occupational Therapist and shall be supplied
and installed as specified for grab rails in Section 7 Carpentry.
For grab rails in showers the Enware concealed fixing shower rail (SGR023) or equivalent is deemed
to comply and must be installed as specified for a grab rail in Section 7 Carpentry.
28.2.2 Short vertical Grab Rails
Short vertical grab rails used at doorways and occasionally in toilets to give some extra help to
ambulant people are to be supplied and installed as specified (Section 7 Carpentry) at the location
identified by the tenant.
28.3
DOORS
28.3.1 Widen Doorway
There are several options to allow a wide clear opening in a doorway and as part of the design the
contractor is to ascertain the most cost effective and agree with the Principals representative.
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• Re-hang the door to opposite hand to maximise opening;
• Remove the door and door stops and repaint the door opening;
• Install a sliding door and remove the door stops from the door frame;
• Remove the door frame and top to one side of the opening, cut back the wall and install a
wider door frame and door with new architraves stops and repaint. Wherever possible the
widening is to be carried out on the door latch side only so that the jamb carrying the door
remains in place.
28.3.2 Door Frame Protection
For timber door frames supply and install doorway protection to both sides of the frame and aves to a
maximum height of 750 mm. The protection shall be in the form of stainless steel or Colorbond sheet
at least 0.5 mm thick bent to suit the size of the door frame and aves as a single piece. Glue to the
frame and aves and fix with counter sunk screws. Ensure the holes in the protection are reamed to
allow the screws to finish flush.
28.3.3 Door Kick panel
Supply and fit 750 mm high protection to one side of the door. Ensure surface of an existing door is
scored sufficiently to enable a satisfactory bonding of the protection.
The protection shall be either 1 mm thick vinyl or stainless steel or Colorbond sheet at least 0.5 mm
thick cut to suit the size of the door. Glue to the door and fix metal protection with counter sunk
screws. Ensure the holes in the protection are reamed to allow the screws to finish flush.
28.3.4 Reversing a door
Remove existing door and make good. Cut new hinge and door keeper checkouts, relocate door
stop. Fill the holes and cut outs with proprietary water resistant wood filler and sand smooth and rehang door. Paint the door and door jambs and aves to match the rooms.
28.3.5 Replacing a Swing Door with a Sliding Door
Remove existing swing door and stop. Repair jamb and hinge checkouts, alter or renew aves and
door frame to suit a sliding door. Install mounting plate, track, new door, and fit a hinge pelmet, stops,
guides and finger grips all as specified in Section 7 Carpentry. Paint the door and door jambs and
aves to match the rooms.
28.3.6 Raise/Lower Door handles
Remove door lock, door furniture, door keeper ,and make good by filling with a proprietary water
resistant wood filler, or glue in a piece of timber cut to fit the hole, and sand smooth. Refit at
designated height in a trades like manner. Paint door complete both sides
28.3.7 Remote Door Opening Device
Supply and install a remote door opening device with appropriate locking system to suit the door
where directed by the Principal’s representative. The system shall meet the requirements as
specified by the Occupational Therapist for the tenant. Test the unit(s) to ensure all components are
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working, supply the tenant with, the remote controllers, instruct the tenant and their carer on their use
and full operating instructions. Provide a copy of the technical data and maintenance requirements to
the Principal’s representative so that the units can be maintained. Provide operating procedures to
the tenant.
28.3.8 Flashing Doorbell
Supply and install a doorbell connected to the mains power with a flashing indicator located as
directed by the Principal’s representative. Test the doorbell and indicator to ensure all components
are working, supply the tenant with instructions on its use and make good to the areas around the
installation. Provide a certificate of compliance. Provide a copy of the technical data and
maintenance requirements to the Principal’s representative so that the units can be maintained.
Provide operating procedures to the tenant.
28.3.9 Replace Knob set with Lever handles
Replace the existing knob set with a new lever handle set as specified in Section 7 Carpentry and
Section 19 Locksmith. It is not permitted to replace a knob with a lever as the lock mechanisms are
different.
28.3.10
Magnetic Door Stop
Install a proprietary magnetic door stop to the doors nominated by the Principals representative. The
door stop shall have a low level of magnetic hold so that it is able to hold the door but can be released
by the occupier of the premises. In general they are to be fixed to the skirting and the magnet
connection plate fixed to the back of the door. For safety screen doors it may need to be fixed to the
ceiling and the plate fixed to the side of the top of the door.
28.4
FLOOR TREATMENTS
28.4.1 Non-Slip Floor Treatment
Provide non-slip treatment to floor where directed by the Principal’s representative. Non-slip
treatment must carry a coefficient of friction rating greater than 0.4 as the minimum satisfactory slip
resistance for either wet or dry surface conditions.
28.4.2 Non-Slip Floor Tiles
Where tiles exist these are to be removed. Where it is a concrete floor the floor is to be thoroughly
cleaned and all contaminants including paint removed. Where there is a hob or step down which
needs to be removed, remove the tiles and screed.
Where necessary lay a new screed to achieve the correct falls.
Water proof the floor and supply and install the non-slip floor tiles as specified in Section 12 Tiling.
28.4.3 Tactile surface indicators
Supply and install tactile ground surface indicators as directed. Installation and completion must be in
accordance with AS 1428.4.1 (Design for access and mobility – Means to assist the orientation of
people with vision impairment – Tactile ground surface indicators).
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28.4.4 Ramped Thresholds
Supply and install hardwood timber or aluminium wedge to full width of the doorway. For a raised door
threshold a ramp will be required on both sides. Gradient shall not be steeper than 1:8, and length
shall not exceed 450 mm.
Finish to match the threshold and make good any damage to the surrounding items.
28.4.5 Markers to Steps/Stairs
Supply and install clear markers to internal steps and stairs including common and shared stairways.
Marking items must be applied in accordance with AS 1428 (Design for access and mobility – set)
28.5
JOINERY
28.5.1 Supply and Install Kitchen Cupboards
Design, supply and install kitchen cupboards to suit wheelchair access as per the directions given by
the Occupational Therapist report provided by the Principal’s representative. Workmanship and
materials shall be as specified in Section 7 Carpentry.
28.5.2 Modify Bench top for Elevated Cooker
Modify cupboards and bench top to suit installation of an elevated cooker. Ensure heights and
configurations suit wheelchair access.
28.6
INTERCOM UNIT
Supply and install an intercom unit connected to mains power at the front door or secured entrance
located as directed by the Principal’s representative. Test the intercom and indicator to ensure all
components are working, supply the tenant with instructions on its use and make good to the areas
around the installation. Provide a certificate of compliance. Provide a copy of the technical data and
maintenance requirements to the Principal’s representative so that the units can be maintained.
Provide operating procedures to the tenant.
28.7
TAPWARE
28.7.1 Provide ¼ or ¾ Turn Lever Tap
Supply and install 70 mm chrome flared lever handles to pillar cock tap. Change over existing spindle
to ¼ or ¾ turn spindle complete. Install Raymor flared lever ¼ or ¾ turn 15 mm pillar/bib/sink spindle
or similar approved.
28.7.2 Provide ¼ or ¾ Turn Lever Tap Basin
Supply and install 70 mm chrome flared lever handles to basin set. Change over existing spindle to ¼
or ¾ turn spindle complete. Install Raymor flared lever ¼ or ¾ turn 15 mm basin body spindle or
similar approved.
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28.7.3 Provide ¼ or ¾ Turn Lever Tap with Flange
Supply and install 70 mm chrome flared lever handles to wall flange. Change over existing spindle to
¼ or ¾ turn spindle complete. Install Raymor flared lever and Raymor ¼ or ¾ turn 15 mm recessed
spindle or similar approved.
28.7.4 Change Tap Heads
Change tap heads to 70 mm long lever type or capstan handles as directed by the Principal’s
representative.
28.8
WALL PROTECTION
28.8.1 General
Wall protection will depend on the type of accidental damage that may occur and will depend on the
particular tenant’s requirements. The Principal’s representative will determine the areas to be treated.
The height of the protection shall be 100 mm higher than the height of the parts of the equipment that
can damage the wall.
28.8.2 Scratch Resistance
This is required where the equipment the tenant uses are likely to scratch the surface but is unlikely to
knock holes into a plasterboard wall.
The protection is to be agreed with the Principal’s representative and the tenant and is to be one of
the following:-.
Vinyl, as per the door protection, ceramic tiles, or 6 mm thick FRCB or 6 mm MDF or 6 mm
Magnesium Oxide based board, painted to match the wall.
The sheet materials shall be laid horizontally and fixed through the existing linings into the studs as
per the manufacturer’s recommendations for use as a wall lining. Seal the top edge to the wall prior
to painting and paint the sealant.
28.8.3 Impact Resistance Low
In general this will require a scratch resistant material as it is intended to withstand the impact forces
of the equipment e.g. foot plates of wheel chairs.
The protection is to be agreed with the Principal’s representative and the tenant and is to be one of
the following: - .
9 mm thick FRCB or 12 mm MDF or 9mm Magnesium Oxide based board or 9 mm plywood painted
either to match the wall or to be a feature as a dado.
The sheet materials shall be laid horizontally and fixed through the existing linings into the studs as
per the manufacturer’s recommendations for use as a wall lining. Either seal the top edge to the wall
prior to painting and paint the sealant or install a painted cover bead rebated to cover the top of the
protection board.
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28.8.4 Impact Resistance Full Height
Full height protection would generally be required for a person who has a condition where they
experience violent behaviour or fits caused by their disability.
Depending on the detailing it may be necessary to replace the existing linings to carry out this work.
In all cases the skirting and the cornice is to be removed and replaced after installation.
The protection is to be agreed with the Principal’s representative and the tenant and is to be one of
the following:9 mm thick FRCB or 9mm Magnesium Oxide based board or 9 mm plywood painted as a wall or 13
mm CSR Impact Check.
The sheet materials shall be laid horizontally, with staggered joins, if room length sheets are not
possible, and fixed through the existing linings into the studs as per the manufacturer’s
recommendations for use as a wall lining. Paint the wall and cornice and make good the skirting.
28.9
BATH BOARDS
28.9.1 Selection and Installation
Selection and installation of bath boards shall comply with AS/NZS 4069 (Bath Boards and Seats –
Product Requirements).
Bath boards are to be selected in conjunction with an Occupational Therapist or similar professional
involved in the on-going care of a tenant. Selection of bath boards shall be determined by the
tenants’ weight and height, their mobility capacity, the size and type of bath to which the board is to
be fitted. A report containing these details, the bath board selected and the technical specification
(including installation instructions) of the bath board shall accompany documentation submitted by the
Occupational Therapist, with the Application for Housing Modifications provided to the Principal.
The Contractor will install the bath board according to the manufacturer’s installation requirements.
28.10 BARIATRIC EQUIPMENT
28.10.1
General
Bariatric equipment shall be designed to suit the size, weight and needs of the tenant as identified by
the Occupational Therapist.
28.10.2
Toilets
Enware have a range of toilets available.
28.10.3
Transfer Rails
Transfer rails, the support structure and the fixings will need to be designed specifically to suit the
tenant.
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28.11 AS 1428 ITEMS
28.11.1 General
Where items are required to comply with the requirements of the AS 1428 (Design for Access and
Mobility – set) series they shall be identified by an Occupational Therapist.
28.11.2 Back Rest
Where a back rest is required on a toilet the Enware IFO Sign range of toilets or equivalent are
deemed to comply.
29.
CLEANING
29.1
GENERAL
29.1.1 Typical House
A typical house described in this scope of works may contain either a combination of any or all the
following rooms:
Bedroom/s, kitchen, lounge, dining room, family room, passage/s (inclusive of stairs), laundry, toilet,
bathroom, ensuite, entrance foyer, front and rear porch, carport and may include attached (EBV - built
in verandah) and detached sleep outs.
House and unit types vary in size and may be more than one storey, or located on different levels. Up
to three storeys access is generally by stairs. For taller apartments lift access will generally be
available.
Note: If the Contractor should have a query or require further direction regarding a work order, the
Contractor will, on becoming aware of the query, telephone the instigator of the work order and agree
to a time for an on-site meeting to clarify and agree on what is required to complete the work.
29.1.2 Typical Light Duty Domestic Cleaning Agents
Cream Cleaner Spray and Wipe Liquid Bleach Disinfectant -
Jif or similar
Ajax or similar
Domestos, White King or similar
Dettol, Pine-o-Clean or similar
29.1.3 Typical Implements Required for Cleaning
Floor mop – either string or sponge.
Broom
Vacuum Cleaner
Chux cloth or similar
Chux sponge and scourer or similar
Toilet Brush – domestic
Chamois or similar
Duster or cloth rag
Sharps Container and tongs
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29.2
BASIC CLEAN
29.2.1 General
A basic clean includes the removal of dirt and grime and also the removal of syringes. It does not
cover the items defined in advanced clean, pathological clean or the remediation of an illicit drug
laboratory.
For a basic clean the following is to be carried out using a light duty domestic cleaning agent (noncaustic) and a suitable implement for wiping clean. Hot water is to be used when washing down to
assist in the removal of any greasy substances. The water is to be changed regularly.
Disinfectant is to be lightly applied to the following items in all areas floors, sink, bench tops, trough,
trough cabinet, bath, basin, tiles and cupboard / drawer faces.
29.2.2 General Interior
Walls
Wash, wipe clean and remove minor marks. Leave surfaces clear of
smears and streaks.
Floors
Bare Floors: (Timber/Concrete) Sweep or vacuum, wash, wipe clean
and remove marks, stains and grime. Wipe dry timber floors
Vinyl Floors: Sweep, wash, wipe clean and remove marks, stains
and grime.
Carpet Floors: Vacuum the carpet and remove stains.
Wet Area Floors: Remove build-up of grime and fats. Wash, wipe
clean and remove stains, smears and grime.
Leave floor surfaces clear of smears and streaks.
Woodwork
(including doors, door
frames, skirtings,
architraves, sills etc.)
Wash, wipe clean and remove minor marks. Leave
surfaces clear of smears and streaks.
Windows
Wash, wipe clean and wipe dry all window glass, frames and sills.
Leave glass clean and free of smears and streaks.
Clean out and vacuum aluminium window and sliding door tracks.
Fly Screens
Remove, brush, wash clean, wipe dry and refit.
Fireplace/Heaters
Remove ashes and debris and sweep clean. Clean gas/electric
heaters. Leave surfaces clear of smears and streaks.
Light & Power Fittings
Wipe clean and remove marks, stains and grime. Leave surfaces
clear of smears and streaks.
Hot Water Service
(Where fitted internally) Wash, wipe clean and remove marks, stains
and grime from external surfaces only. Leave surfaces clear of
smears and streaks.
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29.2.3 General Exterior
External Doors
Door Frames &
Screen Doors
Wash, wipe clean and remove stains and grime.
Leave surfaces clean and free of smears and streaks.
Windows
Wash, wipe clean and wipe dry all window glass, frames and sills to
windows up to three (3) storeys. For higher windows seek direction
from the Principals Representative. Leave surfaces clean and free of
smears and streaks.
Fly Screens
Remove, brush, wash clean, wipe dry and refit.
Eaves / Porches / Carports Remove all cobwebs, sweep floors, etc.
Porch / Verandah /Floors
Sweep, wash, wipe clean and remove marks and stains.
Porch / Verandah Posts
Remove all cobwebs, wash, wipe clean and remove marks and
stains.
Domestic Sink
Scrub and disinfect, to grate level.
Perimeter Paving
Sweep perimeter paving all round property.
Meter Boxes
Remove all cobwebs, wash, wipe clean and remove marks and stains
from external surfaces only.
Hot Water Service
Remove all cobwebs from external surfaces only.
29.2.4 Kitchen
Exhaust Fan / Electric /
Non Electric (Rotavent)
Rangehood
Remove grill, wash, wipe clean and remove stains and
grime to body including grill and insect mesh, reassemble. Where a wall fan exists, wash, wipe clean sleeve and
grills.
Sink including taps &
spout or hob set
Wash, wipe clean and remove stains and grime.
Leave surfaces clean and free of smears and streaks.
Tiles
Wash, wipe clean and remove stains and grime. Leave surfaces
clean and free of smears and streaks.
Cupboards, Pantry
Wash, wipe clean and remove marks, stains and grime from inside
and outside. Remove drawers (if fitted) and clean off all marks and
grime from inside and outside. Leave surfaces free of smears and
streaks.
Upright Stove / Cook Top / Strip down upright stove / cook top / wall oven to as
Wall Oven
far as recommended by manufacturer, wipe clean all
components to remove dirt and grime build up. Leave surfaces clean
and free of smears and streaks.
Re-assemble
Pull out upright stove and clean behind upright stove. Some upright
stoves will have a rifle bolt fitted behind the front kick plate for
stability. Move upright stove back to original position after cleaning.
Ensure upright stove is fully located in stability bracket and rifle bolt is
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located prior to leaving. The Principal will arrange disconnection and
reconnection of stove if required.
NOTE:
A QUALIFIED GASFITTER / ELECTRICIAN MUST BE
USED TO DISCONNECT AND RECONNECT STOVE
29.2.5 Laundry
Trough & Trough
Cabinet including
Taps & Spout
Wash, wipe clean and remove stains and grime.
Leave surfaces clean and free of smears and streaks.
Wall Cabinet /
Linen Cupboard
Wash, wipe clean and remove marks, stains and
grime from inside and outside. Remove drawers and clean off all
marks and grime from inside and outside. Polish mirrors where fitted,
including cabinet doors. Leave surfaces clean and free of smears
and streaks.
Tiles to Walls & Floor
Wash, wipe clean and remove stains and grime. Leave surfaces
clean and free of smears and streaks.
Exhaust Fan / Electric /
Non Electric (Rotavent)
Remove grill, wash, wipe clean body including grill
and insect mesh, re-assemble. Where a wall fan exists, wash, wipe
clean sleeve and grills.
29.2.6 Bathroom / Ensuite
Bath & Basin including
Taps and Spouts or Hob
Sets
Wash, wipe clean and remove stains and grime. Leave surfaces
clean and free of smears and streaks. To include any over bath
shower set including flexible hose, shower head, shower curtain
rail and wall brackets.
Shower Alcove including Wash, wipe clean and remove stains and grime on shower screen,
Taps & Shower Arm &
doors and track. To include shower curtain rail and wall brackets.
Rose
Leave surfaces clean and free of smears and streaks.
Bathroom Cabinet
Wash, wipe clean and remove marks, stains and grime from inside
and outside. Remove drawers (if fitted) and clean off all marks and
grime from inside and outside, including tracks. Polish mirrors where
fitted, including cabinet doors. Leave surfaces clean and free of
smears and streaks.
Tiles to walls and floor
Wash, wipe clean and remove stains and grime. Leave surfaces
clean and free of smears and streaks.
Toilet Bowl & Cistern
including flush lever or
buttons
(If applicable)
Remove seat, scrub bowl to remove stains and grime,
wash and wipe clean seat and replace. Wash, wipe clean and
remove all stains and grime to cistern.
Exhaust Fan / Electric /
Non Electric (Rotavent)
Remove grill; wash, wipe clean body including grill and insect mesh;
re-assemble. Where a wall fan exists, wash, wipe clean sleeve and
grills.
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29.2.7 Toilet
Tiles to walls and floor
Wash, wipe clean and remove stains and grime. Leave surfaces
clean and free of smears and streaks.
Toilet Bowl & Cistern
including flush lever
or buttons.
Remove seat, scrub bowl to remove stains and grime,
wash and wipe clean seat and replace. Wash, wipe
clean and remove stains and grime to cistern. Leave surfaces clean
and free of smears and streaks
Exhaust Fan / Electric /
Non Electric (Rotavent)
Remove grill; wash, wipe clean body including grill
and insect mesh; re-assemble. Where a wall fan exists, wash, wipe
clean sleeve and grills.
Basin including taps
& spout or hob set
(If applicable) Wash, wipe clean and remove stains
and grime. Leave surfaces clean and free of smears
and streaks.
29.3
GROUP SITE CLEAN OF COMMON AREAS
Where the landscaped areas appear to require attention (i.e. removal of waste, lawns mowed) the
Maintenance Centre will be advised where an order can be raised to carry out the works.
29.3.1 Laundry Blocks
Trough & Trough
Cabinet including
Taps & Spout
Wash, wipe clean and remove stains and grime.
Leave surfaces clean and free of smears and streaks.
Wall Cabinet(s) /
Cupboard(s)
Check cupboards, remove rubbish and wipe down the inside
of the cupboard(s). Wash, wipe clean and remove marks, stains and
grime from inside and outside. Remove drawers and clean off all
marks and grime from inside and outside. Polish mirrors where fitted,
including cabinet doors. Leave surfaces clean and free of smears
and streaks. Clean all bench tops
Walls & Floor
Wash, wipe clean and remove stains and grime. Leave surfaces
clean and free of smears and streaks.
Exhaust Fan / Electric /
Non Electric (Rotavent)
Remove grill, wash, wipe clean body including grill
and insect mesh, re-assemble. Where a wall fan exists, wash, wipe
clean sleeve and grills.
Appliances
Wipe down appliances inside and outside to remove debris and built
up grime. Remove lint from dryers;
General
Remove any rubbish or debris. Empty bins and reinstate bin liners.
Remove any cobwebs or insect debris. Report any property damage
to the Maintenance Centre. Clear all floor traps and drains of debris
and built up residue. Clean windows and sills.
29.3.2 Stairwells, Entrances, Foyers
This work includes all floors, the steps on stairwells, all balustrades and landings (including stairwell
landings) up to the front entrance doors of individual dwellings and the building if applicable.
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Remove all rubbish, cobwebs or insect debris from floors, walls and ceilings.
Sweep or vacuum the areas clean of dirt and loose debris.
Wash, wipe clean walls and balustrade to remove stains and built up grime.
Report any property damage to the Maintenance Centre.
Mop hard floor surface areas (including individual steps). Sign post the area as “wet floor – use
caution” until floors are dry. Allow to dry and leave surfaces clean of smears and streaks.
29.3.3 Windows
This work includes all windows inside and out, their frames and associated hardware.
Remove all rubbish.
Wash, wipe clean and wipe dry all window glass, frames and sills to windows up to three (3) storeys.
For higher windows seek direction from the Principals Representative. Leave surfaces clean and free
of smears and streaks.
29.3
ADVANCED CLEAN
Where a property contains excess rubbish or other material in addition to a Basic Clean the following
shall be carried out.
Remove excess rubbish and debris from the property before carrying out the Basic Clean.
Dependant on the material removed all waste is to be disposed of off-site at a suitable landfill waste
facility approved by the EPA.
29.4
PATHOLOGICAL CLEAN
A pathological clean is required to remove items that are not general rubbish and debris. It is to be
carried out by a specialist contractor.
Carefully remove contaminated material, including dead animals. Thoroughly clean surfaces affected
by biological waste, including but not limited to faeces, blood products, body fluids, chemicals etc.
All waste to be disposed of in a manner approved by the EPA.
Once all the excess material has been removed a Basic Clean is to be carried out on the property
29.5
CLANDESTINE DRUG LABORATORY CLEAN
Where a clandestine drug laboratory has been identified a remediation report will be developed by an
appropriate specialist. This remediation report will indicate areas of the property that will require
specialised cleaning and the type of cleaning required. NO other work is to be carried out in the area
requiring remediation until the remediation has been declared complete by the specialist employed by
the Principal.
Where directed by the appropriate representative of the Principal, carry out clandestine drug
laboratory clean as per the remediation report. Once the initial cleaning has been carried out the
property will be tested and a second remediation report will be developed to indicate whether further
cleaning is required. This process may be repeated several times until the specialist is happy that the
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property is clean. In all cases the directions supplied on the remediation report need to be followed to
the satisfaction of the appropriate specialist and the Principals representative.
Where indicated by the remediation report, carefully remove existing floor covering or other linings,
from the nominated rooms. All removed material is to be bagged and sealed prior to disposing off-site
at a suitable landfill waste facility approved by the EPA.
Care is to be taken to ensure the contamination is not spread from the affected areas. All persons
involved in this work shall wear the protective clothing as recommended by either the EPA or in the
remediation report, whichever is the more stringent.
NO cleaning of clandestine drug laboratories will occur without a remediation report.
30. HORTICULTURE & LANDSCAPING
NB: This section is an extract from the Housing SA Horticulture and Landscape Technical
Specification and contractual arrangement. It is contained here for information purposes only.
The numbering and colouring presented here is consistent with the above mentioned original
document.
30.1
GENERAL CONTRACT REQUIREMENTS
This Horticulture and Landscape Technical Specification covers all Horticulture and Landscape works
that may be associated with new developments, upgrade and maintenance of the Clients managed
properties.
All sections outline the standard of trade work expected on the Clients properties by contractors and
should be read in conjunction with the Contract and Tender documentation, the Clients policies and
procedures, Scopes of Works and any other directions provided by the Client.
Where compliance with a Standard, Code or Guideline is required within works carried out, the
document applicable shall be the one current at the time the relevant work is performed.
30.1.1 Reference to the Client
This specification covers all Horticulture and Landscape works to properties owned or managed by
the South Australian Housing Trust, operating as Housing SA, from here on referred to as “the Client”.
30.1.2 Compliance
All works shall comply with this Horticulture and Landscape Technical Specification together with any
additional requirements issued by the Client as a representative of the South Australian Housing Trust
(SAHT), any encumbrances, envelopes, “Building Guidelines” and Council requirements to which the
proposed work is subject.
All works shall also comply with the current requirements of all current legislation and authorities
including but not limited to:
The Real Property Act 1886
Development Act 1993
Building Work Contractors Act 1995
Development Regulations 2008
Work Health and Safety Act 2012
Work Health and Safety Regulations 2012
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Work Health and Safety Codes of Practice
Building Code of Australia (National Construction Code) as it applies to South Australia
SA Power Networks
Telstra
SA Health
Safework SA
Office of the Technical Regulator
Any Local Authority, statutory or other authorised body having jurisdiction over the work
SA Water and related Water Industry
Environmental Protection Agency
A summary of the relevant Australian Standards includes but is not limited to the following:
AS 1742.3
AS 1289
AS 2032
AS 2033
AS 4419
AS 4373
AS 4970
Manual of uniform traffic control devices - Traffic Control for Works on Roads
Methods of Testing Soils for Engineering Purposes
Installation of PVC pipe systems
Installation of Polyethylene Pipe Systems
Soils for landscaping and garden use
Pruning of amenity trees
Protection of trees on development sites
30.1.3 Alternative Products / Plant Species
Should a contractor wish to use an alternate product the contractor must demonstrate in writing to the
Client that the alternate product is equivalent to the brand name product and will provide equal to or
better than the serviceable life of the specified product. Such requests must include the full details of
the proposed product and sufficient technical information to enable the Client to make an informed
assessment without seeking further information. The contractor will be advised in writing by the Client
if the alternative product is accepted or not.
Where the use of an alternate plant species is requested, either due to unavailability of specified
species, or where the contractor raises concerns about the suitability of specified plants, the
suggested species must be submitted to the Client with the full details of the proposed replacement
and sufficient information to enable the Client to make an informed assessment without seeking
further information. The contractor will be advised in writing by the Client if the alternative plant
species is accepted or not.
The contractor is to allow the Client reasonable time to assess an alternate product / plant species.
Unless an alternate product / plant species has been accepted in writing, the specified brand name
product / plant species must be used.
30.1.4 Abbreviations
The following abbreviations used in the description of items in the Specification shall have the
meanings as assigned to them respectively as stated:
AS
HSA
EPA
HMM
HMA
Australian Standard
Housing SA
Environmental Protection Authority
Contracted Horticultural Maintenance Manager
Horticultural Maintenance Area
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30.2
SITE REQUIREMENTS
30.2.1 Location of work
Shall be as identified within the Landscape Plan or in the case of some projects, as agreed and
confirmed in writing. The Client may require a site meeting to confirm location of works.
Works may be on occupied or vacant dwellings and may be adjacent to other properties owned by the
Client and/or have private adjoining owners. Contractors shall respect the privacy of all of those
residents and shall make appropriate allowance for managing their projects with minimum disruption
and inconvenience to them.
30.2.2 Amenities
The Contractor shall provide and maintain adequate and accessible sanitary facilities at a workplace
and / or work site for their staff or sub-contractors. This shall occur in accordance with the Work
Health & Safety Regulations 2012.
30.2.3 Protection of Existing Assets Including Significant Trees
Ensure measures are in place as required to protect existing Services, Structures, Significant and
regulated Trees, Trees and Shrubs and other landscape components including but not limited to
irrigation, mulched beds and garden edging.
All trees including Significant trees are to be afforded protection as per Australian Standard AS 4970
– Protection of trees on development sites.
30.2.4 Care of Survey Marks and Pegs
The Contractor shall be responsible for the preservation and maintenance in their true positions of all
survey marks and pegs provided in this Contract. Should any survey mark be disturbed or obliterated
the Contractor shall immediately notify the Client (or alternatively, the Senior Surveyor of Housing
SA). The Client shall, if they consider it necessary, rectify such disturbance or obliteration, and the
cost of such rectification shall be borne by the Contractor, wholly or in part, by an amount which the
Client shall determine as being appropriate in the circumstances
30.2.5 Extent of Work
30.2.5.1
Description
The work covered by this Specification and required to be carried out by the Contractor
comprises the supply of all labour, construction plant, equipment, tools and materials
necessary to complete the work of landscaping as detailed within this specification, within
the Scope of Works and within associated Landscape Plans. The Contractor is responsible
for the removal and disposal of ALL waste off site.
30.2.5.2
Drawings
Landscape drawings applicable to this contract will be supplied by the Client unless
otherwise agreed.
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30.2.5.3
Plant List
Refer to landscape plan and plant schedule for final layout and plant selections. Any
changes to the specified plant species or final layout must be approved in writing by the
Client.
30.2.5.4
Quantities
Where inconsistencies occur between drawings and schedules or on site conditions, the
Contractor must seek direction in writing from the Client. The quantities stated in this
specification are for the guidance of the tenderer.
30.2.5.5
Co-operation with Others
The Client reserves the right to perform work or to award other contracts for work adjacent
to the project.
The Contractor and their staff or agents are required to conduct themselves in a
professional and courteous manner in accordance with Housing SA’s Code of Conduct for
Contractors.
On the request of the Client, the Contractor will immediately remove from a site, any
person, employee or sub-contractor who may in their opinion, be in breach of this clause.
30.2.5.6
Site Management
The Contractor shall conform to the requirements of AS 1742.3 for the control of traffic and
pedestrians and comply with any local council/authority requirements. Take precautions as
necessary during earthwork operations to prevent materials becoming a dust nuisance.
Remove mud or other material from roads, car parks, footpaths, driveways and other hard
surfaces as it accumulates or at sufficient intervals to prevent existing surfaces adjacent to
the work becoming slippery. The contractor may be directed to remove mud or other
material from tyres, hose tyres or clean hard surfaces.
30.2.6 Alterations to Mains and Services
The Client will bear the costs of any necessary alteration to mains, services, appurtenances and the
like which are not included in the tender documents.
NOTE: Before commencing work on the site, the Contractor must contact Dial Before you Dig, phone
1100 or other service providers as necessary and request on site locations of relevant mains/services.
Service location costs will be the responsibility of the Contractor.
30.2.7 Hours and Conditions of Work
The normal working hours for new build and upgrade work shall be:
• Non Tenanted properties - between 7.00 am and 6.00 pm Monday to Saturday,
excluding public holidays.
• Tenanted properties – between 8.00 am and 6.00 pm Monday to Saturday, excluding
public holidays.
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• Any other hours as negotiated with the Client.
The Client shall not be liable to pay the contractor any penalty rates for any works undertaken on a
Saturday, Sunday or Public Holiday or outside of the hours stated above.
Where the dwelling is tenanted the Contractor must ensure that any inconvenience to the Tenant is
minimised by ensuring that:
a) The Tenant is contacted in advance by the Contractor, or subcontractors, to arrange
access to the Site to perform the ordered work;
b) All Works are completed correctly, the first time and on time;
c) All rubbish and materials are removed and disposed of appropriately.
30.2.7.1
Noise
The use of machinery and any other noise generated by this project must conform to all
legislative requirements including the Environmental Protection Authority Regulations.
30.2.8 Water and Power for Works
The Contractor is solely and entirely responsible for arranging supplies of water and power as
necessary including all costs for usage. The contractor is not required to consult with tenants where
water or power is sourced from a communal source. The Contractor is required to consult with each
tenant regarding water and power usage where no communal source is available.
With the exception of communal watering and power facilities on programmed sites, if the Contractor
wishes to use water or electric power in the execution of the work, the Contractor will if the dwelling is
occupied, first reach agreement with the Housing SA tenant concerning the use of water or power
before any appliance is connected to the water supply or the electrical supply.
No electrical appliance is to be plugged into tenants’ power points or tenants’ water used without their
authority.
The Contractor is responsible for the provision of their own water and power should it be required to
execute the work if it is unavailable on site.
30.2.9 Access to Adjacent Property
The Contractor shall provide safe and adequate means of access at all times to all residences and
properties which adjoin the works which constitute this contract. The Contractor shall make provision
during the construction of the works for a minimum of interference with vehicular traffic normally using
the roadways and property entrances. The Contractor shall supply the Client, on request with the
name and telephone number of a responsible person to whom “after hours” complaints regarding
access to properties can be referred.
30.2.10
Damage to Roads
The Contractor shall meet with the local Council/Authority (if applicable) and the Client, prior to
commencing any work to ascertain the condition of surrounding footpaths, street trees, kerbs and
roads.
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A similar meeting will be held on completion of the works to determine the extent of any damage
caused during the course of works.
Any damage caused to local authority (Council) infrastructure resulting from carrying out the works
for the contract shall be repaired at the Contractor’s expense to the satisfaction of the Client and the
relevant local authority. The Contractor shall only cart along internal roads or part thereof as
approved by the Client.
Contractors are advised that Councils have legal power under the Local Government Act to recover
the cost of excessive repairs to roads and fine the person responsible.
30.2.11
Site Preparation
On newly constructed sites and existing sites where redevelopment has occurred, the Building
Contractor, as part of a prior contract, is obliged to leave the site ready for landscaping including
removal and disposal of all building debris. If the site is not so prepared, advise the Client prior to
commencing any work on that particular site.
On existing sites in areas identified for new landscaping the contractor must remove and dispose of
all out of service irrigation systems including risers and connections to valves and taps unless
otherwise specified. Cap these services upon removal. Stumps, dead plant material, weed growth,
litter, rocks (excluding rocks to be used for landscaping purposes) and other debris must be removed
and disposed of from site. Existing trees and shrubs will be pruned as necessary to improve amenity
and safety. Pruning to meet Australian Standards AS 4373 (Pruning of Amenity Trees).
Where dwellings are tenanted; contact shall be made with the tenants 48 hours before commencing
work through door knocking or leaving a card to inform the tenants of the work program and relevant
times for the various stages of landscape construction on the site. The card must include the
Contractors contact details.
Tenant requests for garden changes may be considered, providing they put their request in writing,
the work does not alter the contract price, and the tenant seeks approval from the relevant
representative of the Client.
Contractors shall gain approval for all changes from a representative of the Client, and provide a
summary at the completion of the project of all changes to each site.
30.2.12
Cleaning Up
Cleaning up of the site shall be carried out progressively. The Contractor will ensure that at all times
the work area is clean and tidy and at the end of every work day will leave the site in a safe and tidy
condition. The site should be kept in a manner so as not to be an annoyance or health and safety risk
to the tenant or nearby residents or contravene any Housing SA, Council or Environmental Protection
Authority (EPA) requirement.
Cleaning up shall consist of the removal and disposal of all excavated materials, plant, old materials,
surplus earth, rubbish and any temporary buildings or structures that may have been erected for use
during the work, and leaving the site of the works in a clean and tidy condition to the satisfaction of
the Client.
For major sites or extensive upgrade work a Central Depot (which may be moved from time to time)
shall be established for the storage of materials and plant and only materials required for immediate
use may be deposited elsewhere on the site of works.
Upon completion of the works, the Contractor will remove and dispose of all rubbish resulting from the
work, to the approval of the Client. Any Contractor rubbish left on site will be removed by the Client
with the cost of removal and disposal charged to the Contractor.
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The Client requires all contractors to dispose of ALL waste in accordance with Commonwealth, State
and Local Government Environmental Protection and Waste Disposal legislation, regulations and
guidelines. Where necessary, certificates of disposal or evidence of appropriate disposal must be
provided to the relevant nominated representative of the Client.
30.4
UPGRADE LANDSCAPE WORK REQUIREMENTS
30.4.1 Scope
This section covers upgrade work undertaken on all Housing SA dwellings.
30.4.2 Site Tidy-Up
On existing sites where redevelopment has occurred, the Building Contractor, as part of a prior
contract, is obliged to leave the site ready for landscaping including removal and disposal of all
building debris. If the site is not so prepared, advise the Client prior to commencing any work on that
particular site.
On existing sites in areas identified for new landscaping the contractor must remove all out of service
irrigation systems including risers and connections to valves and taps unless otherwise specified.
Stumps, dead plant material, weed growth, litter, rocks and other debris must be removed and
disposed of from site. Existing trees and shrubs will be pruned as necessary to improve amenity and
safety. Pruning shall meet Australian Standards AS 4373 - Pruning of Amenity Trees.
Where units are tenanted; contact shall be made with the tenant through door knocking or leaving a
card to inform the tenant of the work program and relevant times for the various stages of landscape
construction on the site. The card must include the Contractors contact details.
NOTE: Tenant requests for garden changes may be considered, providing they put their request in
writing and that it does not alter the contract price and the tenant seeks approval from the Client.
Contractors are to gain approval for all changes from the Client, and to provide a summary at the
completion of the project of all changes to each site.
30.4.3 Weed Spraying and Removal
Comply with all manufacturer and Legal Health and Safety Requirements with respect to any
herbicides.
Spray all weeds and grasses including “Kikuyu and Couch” occurring in the areas to be
landscaped or as agreed with the Client with a Glyphosphate weed systemic herbicide.
Reapply if rain occurs within two (2) hours of application.
Unless otherwise directed by the Client, do not remove weed residue for at least five (5) days
after herbicide application. If, after five days live weed remains, the contractor will reapply the
herbicide. Weed residue must be removed from site and disposed of.
Where lawn areas are to be removed a minimum of two herbicide applications are required, with
the second application being a minimum of five days after the first, or as directed by the Client.
Where the Client requests the physical removal of lawn areas instead of, or as well as spraying, the
area identified will be scraped to a minimum depth of 75 mm or depth otherwise specified by the
Client. All overburden will be removed from the site and disposed of.
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30.4.4 Garden Edging
The type of garden edging material will vary from project to project. Refer to the Landscape Plan
for further detail. All edging must be securely fixed. In all instances edges are to be installed to
ensure no overspill of organic mulch or aggregates into adjoining lawns, garden beds, paths etc.
Allow top of edging to be no greater than 20 mm above finished level of organic mulch or
aggregate.
The top of edges must finish level with adjoining surfaces such as concrete paths and
driveways. Garden edge must not be installed at a height or in a manner that creates a trip
hazard to pedestrians. This may require the edging to be tapered down to finish level with
adjoining surfaces. See FIGURES 1 and 2 below
Edging must as close as possible follow the design shown on the Landscape Plan. Curves shall
be smooth and even as shown on the Landscape Plan and the edge shall evenly follow the levels
established for the lawn and/or garden beds. The following specifications refer to the more
common edging materials used.
FIGURE 1
FIGURE 2
30.4.4.1
Timber
The timber edge is to be Permapine, a minimum of 120 mm high and 19 mm wide free of
warps and bows. The edging shall be fixed by 2 galvanised screws to 25 mm x 25 mm x
300 mm permapine stakes spaced at 2.0 metre maximum centres for straights. Where
curves are required the use of short lengths of edging staked and screwed at each end
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will be required. Stakes are to be located on one side of the timber edge, this is to be in
the mulched and planted bed.
30.4.4.2
Steel
Steel to be 3 mm thick x 100 mm mild steel pegged on alternating sides at 1 to 2 metre
centres on the straight using 5 mm x 300 mm long steel pegs. Top of pegs to finish 10
mm to 20 mm below top of steel edge.
Note: Steel edging is not to be used as an edging material for lawns.
Other steel edging products can be used subject to approval by the Client.
30.4.4.3
Concrete Kerb
Concrete kerb profile to be as specified on the landscape plan. Concrete kerbing to be
installed on a firm and even surface. Kerbing is to be installed so the finished level is
flush with adjoining surface and to prevent the overspill of mulch. Concrete and
component over burden to be removed from site and disposed of. No tools or equipment
to be cleaned in existing or future garden areas. Concrete kerbing shall be kwik kerb or
equivalent in plain grey finish, unless otherwise specified. See APPENDIX C for
Concrete Kerb Detail drawing.
30.4.4.4
Pavers/ Brick Edging
Where pavers / bricks are used as a continuous border they are to be laid on a level and
compacted sand base. Where pavers abut a garden or lawn area, stabilize the edge of
the paving with a concealed in-situ concrete edge to the details supplied or if none are
supplied, the manufacturers recommendation. Concrete and component over burden to
be removed from site and disposed of. No tools or equipment to be cleaned in existing
or future garden areas.
30.4.4.5
Spade Edging
Spade edging is to be used to create a trench barrier between a lawn and garden bed.
Generally spade edging will be 150-200 mm deep x 150-200 mm across. Refer to
Landscape Plan for further specifications.
30.4.4.6
Recycled Plastic / Wood Products
(Including: Evertuff, Extruded Rectangular Profile Edging or similar)
Size of edging and installation instructions to be as specified on the Landscape Plan.
30.4.4.7
Other Edging treatments including concrete blocks
Type of treatment and installation to be as specified on the landscape plan.
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30.4.5 Addition Of Soil Conditioner To Garden Beds
30.4.5.1
General
The Contractor shall provide gypsum at the minimum rate of 500 gms/m² unless
otherwise specified by the Client. The Contractor shall also provide organic fertiliser –
i.e. Neutrog R a p i d R a i s e r or a similar approved product at the manufacturers
recommended rate and application method. This shall be lightly worked into existing
soil unless otherwise specified on the Landscape Plan.
30.4.5.2
Poorly Structured Soils
Where specified in garden areas with poor structured soils including sands or heavy
clays organic matter with a pH of 6.5 to 8 such as Jeffries Organic Compost or SA
Composters Organic Fine Sieved Compost is to be applied at a depth of 50 mm and
lightly worked into existing soils. Addition of sulphur and lime may be required to adjust
the soil to the required pH.
30.4.5.3
New Native & Exotic Plants
Organic or slow release fertilisers are to be compatible with new and existing plantings.
This includes low phosphorous where native plants are used i.e. Osmocote Slow
Release for Natives or Neutrog Rapid Raiser.
30.4.5.4
Established Tress & Shrubs
Apply fertiliser to the soil surface around the drip line of existing trees and the root zone
of existing shrubs at the manufacturers recommended rate.
30.4.6 Cultivation
Not applicable unless specified on the landscape plan. Where cultivation is specified ensure soils
are not over cultivated.
30.4.7 Supply of Top Soil
Not applicable unless specified on the landscape plan. Excavated soils can be used to form
mounded garden beds. Shape and size to be determined by the Clients representative.
30.4.8 Top Soil Placement
Where top soil placement is specified on the Landscape Plan and is
required it shall be as follows:
•
Rotary hoe front yards and common garden areas prior to placing topsoil;
•
Provide and place weed and stone free sandy garden loam, or suitable stockpiled
onsite topsoil, with max pH of 6.5-8.0, to all garden areas including front and rear yards
and common spaces with finished height level with the top of paving;
•
The depth of added topsoil shall be a minimum of 100 mm in the rear yard and 150 mm
in the front yard and nature strip outside the front boundary;
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•
Include the nature strips outside the front boundary of the house where required by the
design drawings and/or development Design Guidelines;
•
Grade and lightly compact the topsoil to give an even finish across the site.
30.4.9 Light Compaction
Where areas are to be used for garden and lawn, prevent areas of excess compaction being
caused by machinery. Compact lightly and uniformly. Avoid different subsidence and produce a
finished topsoil which is:
•
At design levels;
•
Smooth and free from stones or lumps of soil;
•
Graded to drain freely without ponding;
•
Graded evenly to match the adjoining ground surfaces;
•
Ready for planting.
Where mulch is to be applied finished surface levels must allow mulch to be installed at the
required depth so the finished level – where the bed meets other surfaces - is just below
adjoining surface levels.
30.4.10
Lawn Preparation & Establishing
Turf is to be instant roll out Kikuyu lawn and to be laid no later than 48 hours after being cut and will
be kept moist while stored.
Unless otherwise specified, Lawn Preparation and Establishment will comply with the following:
a. Preparation of area to be turfed will include poisoning of weeds and removal once
growth has died off completely;
b. Area will be cultivated to a depth of 100 mm incorporating 500 gm gypsum /
m2, raked level, and vegetation, clods and rubble removed;
c. Sandy loam will be added to provide a 100 mm base of suitable soil for
turf. If irrigation is required, it will be installed at this stage;
d. Lawn starter fertiliser will be applied to surface in accordance with manufacturers
recommendations and incorporated into the soil;
e. Area will be lightly rolled flat, wet down and top-dressed to an even level.
Turf sods will be laid in the following manner:
i. In stretcher pattern with joints staggered and close butted;
ii. Parallel with long sides of level areas and with contours of slope;
iii. To finish flush, after tamping, with adjacent finished surfaces of ground;
f.
Lawn surface is to be top dressed with sandy loam to fill in gaps and
depressions;
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g. Lawn will be watered on a regular basis to adequate moisture levels until
established;
30.4.11
Plants & Planting
The Contractor must obtain written approval from the Client for all proposed
substitutions.
See APPENDIX A “Examples of Tree Species for use in Domestic Gardens”.
All plants shall be of good form, appropriate size for their containers and free of weeds, pests,
disease, damage, be hardened off and grown in their final containers for not less than twelve
weeks. Pot-bound plants are not permitted to be used. Trim off cleanly any damaged roots. Cut
or tease out any circling roots. Trees, unless required to be multi stemmed, must have a single
leader.
Incorporate manufacturers recommended quantity of both a slow release fertiliser and a wetting
agent such as Aqua Boost or similar into the backfill soil for each plant.
Where native plants are being planted as a part of the project OR native plants are
growing in close proximity to the project, low phosphorous fertilizer, specified by
the manufacturer as suitable for use with native plants, must be used.
Water all plants prior to planting and plant into a damp soil and water-in immediately and
sufficiently to remove air pockets and settle soil around root ball.
Make plant holes at least 50% larger in diameter and 50 mm deeper than the plant container,
roughen sides and base. Place plant so as top of root ball is 20 mm to 30 mm deeper than the
surrounding soil surface. Provide clean solid backfill, well- firmed around each plant forming a
20 mm to 30 mm deep watering bowl around each plant. Plant is not to be planted deeper
than it was in the plant container as this may cause stem rot. Apply good horticultural practices to
all planting.
Where trees are planted in lawn areas allow a turf free area with a minimum width of 1.0 metre
diameter. These areas are to be backfilled with 100 mm depth of mulch and be spade edged
unless otherwise specified. Mulch to be pulled back from stems.
Any trees or plants that die within a period of 4 weeks of planting and that can be attributed to poor
planting workmanship (including but not limited to: planting technique, irrigation installation,
smothering plants with mulch etc.) shall be replaced by the Contractor at no additional cost to the
Client.
The Contractor shall not be responsible for damage to plants caused by factors beyond his control,
such as works by others, severe storms, or vandalism. Should damage of this nature occur during
the project the Contractor shall report it to the Client as soon as possible. The Contractor must
provide supporting evidence such as photographs, Police Report Number, Weather/SES Report
etc.
30.4.12
Mulch
Prior to installing mulch ensure soil surfaces are even and ready to receive the mulch as a
consistent layer. E n s u r e i r r i g a t i o n s y s t e m s a r e i n p l a c e a s s p e c i f i e d i n t h e
H o r t i c u l t u r e a n d L a n d s c a p e T e c h n i c a l S p e c i f i c a t i o n . Soil surfaces may require
excavation or fill to ensure the mulch layer can be installed at the specified depth and finish 10
mm to 20 mm below top of footpaths, driveways and other hard surfaces.
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Finished settled mulch is to be 10-20 mm below the top of footpaths, driveways and other hard
surfaces. Gradient must be finished so as no mulch spills onto adjoining surfaces or over
edging. Spade back garden beds as necessary to ensure top of mulch finishes at or just below
height of adjoining paths, lawn, edging and driveways (dig edge of bed lower as required to allow
installation of organic and/or non-organic mulch at the specified depth and taper back into bed a
minimum of 1.0 metre, where existing plantings and / or size of beds allows).
Samples of mulch (organic or non-organic) must be approved by the Client prior to purchase
unless otherwise agreed.
30.4.12.1
Organic mulch
All garden beds greater than 1 metre wide shall be mulched to a depth of 100
mm unless otherwise specified. G a r d e n b e d s 1 m e t r e w i d e o r l e s s t o
be mulched to a depth of 75 mm unless otherwise specified.
All sites being upgraded are to be mulched to a depth of 100 mm unless
otherwise specified. Mulch to be a mixture of 50% medium grade bark, 25%
composted bark fines and 25% pine chip unless specified otherwise. Mulch must
be kept a minimum of 150 mm from plant stems to prevent stem rot. Maintain a
depressed saucer shape around plants. Mulch to be extended across boundary
(under fence) to concrete footpath (including Council paths) or sealed edges
where applicable. See plans for specific requirements.
Non-organic mulch
30.4.12.2
Non organic mulch may include various sizes and types of aggregates, river
stone and screenings. Unless otherwise specified, all non-organic mulches must
not exceed 15 mm in diameter and be 40 mm semi compacted depth at finish.
Where aggregates require a compacted sub base, aggregate to be 30 mm
semi compacted depth at finish on a 20 mm compacted sand or dolomite base
unless otherwise specified.
30.4.12.3
Hard standing areas
Dolomite and other similar compactable materials must be graded to an even
finish. Ensure gradients slope away from structures and that levels do not
interfere with surface drainage. Compact to a smooth, firm even finish. Timber
edging or other edging as specified will be required where compacted material
adjoins a garden or lawn.
30.4.13
Stakes
Tree stakes for advanced trees to be 2.0 m x 40 mm x 40 mm hardwood or recycled plastic unless
otherwise specified. A minimum of two stakes are required for each tree planted. Hammer in
first stake on the windward side of the trunk. Ensure all stakes are outside of the tree root ball to
avoid root damage. Ensure no part of the tree is rubbing against stake. Use a non-abrasive
tree tie, first tie to be at half the height of the main leader and others as required to stabilise the
tree. Ties shall be stapled or nailed to the stakes and allow adequate stem movement for root and
trunk development.
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Preferred method to tie trees
NOTE: Where Standard Roses are planted they are to be staked with hardwood stakes suited to
size.
30.4.13.1
Tree Guards
All new tree/shrubs planted as tube stock will require tree guards at planting unless
otherwise specified.
30.4.14

Use Corflute triangular rigid guards – 450 mm high, 200 mm sides;

Use 1 wooden stake for each guard – 14 mm x 38 mm x 750 mm high;

Drippers are to be placed on the outer edge of the guard.
Irrigation
30.4.14.1
General
Lawned areas are to be irrigated with pop up sprinklers. See 3.4.14.5 for more detail.
All garden areas are to be drip irrigated unless clearly stated otherwise. Common
garden areas are required to have an automatic drip irrigation system. Tenant
maintained garden areas are required to have a battery operated tap timer connected to
the drip irrigation system unless otherwise specified. The layout of the system must
ensure that each plant receives the required amount of water to maintain healthy and
vigorous growth. In line drip irrigation such as Scapeline is not to be used unless
specified. The Contractor shall comply with all relevant Government and Local
Government regulations and by-laws etc. applying to domestic irrigation installations,
as well as normal application of good standards of workmanship.
30.4.14.2
Common Gardens
The automatic irrigation controller shall be a Hunter Node or approved equivalent
unless otherwise specified. The controller shall be placed in a lockable high density
polyethylene (HDPE) valve box measuring 430 mm x 430 mm x 150 mm or similar as
necessary and finished level with surrounding surfaces. Hunter Node controllers are
available in 1, 2, and 4 stations, and this should be taken into consideration to reduce
costs and improve efficiencies when arranging system layouts.
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Where the Node controller is connected to a standpipe;
A tap shall be retained on the standpipe for tenant use. Where two taps exist one shall
be removed and replaced with a HD Poly or brass elbow. Using HD Poly pipe and HD
or brass fittings install a pipe from the elbow to the below ground irrigation box. Ensure
the pipe is straight and in line with the standpipe. Install an elbow below ground
leading to the valve box. Within the valve box install an inline isolation valve followed
by a brass vacuum breaker and connect to the Node. From the Node controller install
a Senninger 25 psi pressure regulator or an approved equivalent followed by an in line
filter (19 mm unless otherwise specified).
All irrigation valves shall be made tamper proof and isolated from general supply.
Where the Node controller is connected to a below ground valve;
Should the valve not be in a serviceable condition it must be replaced unless otherwise
agreed. Connect a brass vacuum breaker for backflow prevention to the valve. Using
HD poly pipe and HD or brass fittings, install a pipe from the brass vacuum device to
the Node controller. From the Node controller install a Senninger 25 psi pressure
regulator or an approved equivalent followed by an in line filter (19 mm unless otherwise
specified).
30.4.14.3
Tenant Maintained Gardens
The tap timer shall be an automatic Galcon battery operated tap timer or a product of
similar quality approved by the Client. Install a brass vacuum breaker for backflow
prevention to the tap, followed by the tap timer. From the tap timer install a Senninger
25 psi pressure regulator or an approved equivalent followed by an in line filter (19 mm
unless otherwise specified). Operating instructions are to be left with the tenant. Where
the tenant is unavailable, instructions are to be left in either the letter or meter box.
Battery operated tap timers and automatic irrigation controllers are to be programmed to
suit weather conditions at the time of activation and any existing water restrictions.
30.4.14.4
Garden Drip System
The drip system shall comply with the following:
•
Provide 13 mm and 19 mm low density polythene piping and associated fittings
as required, with all fittings clamped using purpose made clamps.
•
Unless otherwise specified drip systems shall comprise a 19 mm mainline loop
with 13 mm piping as laterals. Both ends of the laterals to be connected to the
mainline loop;
•
Irrigation piping to be buried under soil a minimum of 75 mm, pegged at 2 metre
intervals or otherwise directed by the Client. All dripper outlets must be installed
at soil surface. Where drippers are located, 1 3 o r 1 9 m m irrigation pipe
shall be pegged firmly at sub soil surface. Pegs shall be 150 mm x 5 mm U
shaped pegs unless otherwise stated. Where spaghetti tubing is used peg within
100 mm of the end of the tube;
•
All irrigation piping under driveway, paths or border edges shall be contained
within suitable PVC conduit;
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•
Drippers are to be double barbed (both inlet and outlet barbed), selfcompensating 4 litre per hour output unless otherwise specified. Drippers are to
be installed directly into the main irrigation line. Where required, 4 mm tubing
extensions are to be installed on the outer barb with the end of the tube located
and pegged at the plant;
•
Plants shall have one dripper each, with 300 mm pot size plants and greater to
have 4 drippers each unless otherwise specified. Drippers shall be located at
the edge of plant root ball;
•
Where trees are planted in lawn areas or e s t a b l i s h e d garden beds each
tree is to have 4 drippers unless otherwise specified;
•
Contractor shall burrow under access paths and borders to directly connect the
drip system where conduits have not been provided. N O T E : This does not
include driveways.
30.4.14.5
Lawn Sprinkler System
All new Lawn Sprinkler Systems are to be connected to a Hunter Node irrigation
controller unless otherwise specified. Watering times are to be set for late at
night/early morning unless otherwise instructed.
Where pop-up sprinklers are required, gear driven pop-up sprinklers are to be
used unless otherwise specified.
Sprinklers are to be located a minimum of 40 – 100 mm from the edge of the
lawn to reduce possibility of damage during lawn edging. The top of sprinklers
when not in operation shall sit flush with soil level, to reduce the possibility of
damage by mowers.
30.4.14.6
Acceptance of Irrigation Works
Watering systems shall not be handed over until inspected and accepted by the Client.
As constructed drawings must be supplied upon acceptance by the Client.
30.4.15
Driveways & Pathways
Rubble / gravel – Excavate 75 mm depth as necessary. Provide 75 mm depth of 20 mm rubble or
12 mm gravel (refer to plan). Grade to an even finish. Ensure gradients slope away from structures
and that levels do not interfere with surface drainage. Compact to a smooth even finish. Timber
edging will be required where the path / driveway adjoins a garden or lawn.
30.4.16
Stepping Stones & Block Paving
Shall be installed on compacted sub base and haunched with concrete mixed to manufacturer’s
recommendation. Preparation and installation to meet relevant Australian Standards. Refer to
Landscape Plan for specific detail.
30.4.17
Landscaping Rocks
Use two man sized or larger rocks. Rocks are to be placed as to create an attractive appearance
and are not to be damaged. As a general rule – bury rocks by 1/3. Sample of rock must be
approved by the Client prior to purchase.
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30.4.18
Clean-up of Site
The site shall be left in a clean and presentable condition on completion of landscape work.
Remove all plant pots, bags, plant labels and associated landscape materials and debris from the
site. Removal and disposal of waste (including associated costs) is the responsibility of the
Contractor. Paths, driveways (and if applicable public footpaths and roadways) shall be swept
clean of other materials.
30.5
MAINTENANCE LANDSCAPE WORK REQUIREMENTS
30.5.1 Scope
This section covers maintenance work undertaken on all Housing SA dwellings.
30.5.2 Introduction
Programmed Horticultural Maintenance involves planned maintenance of lawns, gardens, trees,
irrigation systems, and hard standing areas of group housing common garden areas.
Responsive Horticulture Maintenance involves the reactive maintenance to requests from the Housing
SA Maintenance Call Centre.
All Horticultural Work must be undertaken in accordance with State legislation, including the
Development Act (SA) 1993, water restrictions, Housing SA Horticultural Maintenance Tender
Requirements and Housing SA Policy and Procedure.
30.5.2.1
Horticultural Maintenance Manager (HMM) Roles
The roles to be provided by the appointed HMM(s) for both the programmed and
responsive horticultural maintenance are:
•
manage and administer the “programmed horticultural maintenance” such that all
identified sites are maintained to the specified standard and with the minimum of
disruption to tenants;
•
manage and administer the “responsive horticultural maintenance” to ensure all
requests are attended to within the specified timeframes and the work is undertaken
promptly to the specified standard, and ensure all trade contracts (where required)
are let to suitably qualified and experienced contractors;
•
respond to requests from the Client for advice and recommendation in respect to a
range of horticultural issues that arise from time to time on SAHT rental dwellings
within a defined Horticultural Maintenance Areas (HMA);
•
identify opportunities for cost savings in the management and delivery of horticultural
maintenance works;
•
consistently achieve benchmark levels of performance for the management and
delivery of horticultural maintenance works;
•
attend to all matters involving tenant/contractor interface and respond promptly to
tenant enquiries;
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•
ensure that all work by employees or contractors is carried out promptly and to high
standards;
•
assess work requests against policies and procedures;
•
deliver the service in accordance with the Policies and Procedures established by the
Client;
•
manage individual quotations effectively and ensure that all the relevant conditions of
the contract are met;
•
inspect and scope the work required to be performed and plan the work accordingly;
•
provide regular reporting on progress against performance indicators and related
issues arising;
•
prepare responses to oral and written queries and complaints from tenants, the Client,
Members of Parliament, tenant advocates and other parties in a prompt and diligent
manner;
•
prepare reports relating to insurance incidents;
•
engage, instruct, supervise and take all responsibility and risk for horticultural work,
ensure defective work is promptly rectified and make payment to subcontractors;
•
provide and engage suitably qualified and experienced personnel and the necessary
support systems to effectively carry out the responsibilities and obligations required
under the contract;
•
implement a database approved by the Client to record complaints and action taken
that may be received from any of the following:
o
Tenant, HMM or Tenant Advocate
o
The Client
o
Member of the public
o
Minister’s Office or Member of Parliament.
o
Local Government
The Client may audit a record of the complaints as part of its 6 monthly quality auditing.
30.5.2.2
Programmed Horticultural Maintenance
The programmed horticultural maintenance work consists of the following activities within
common garden areas of SAHT owned group housing sites:
•
garden maintenance;
•
lawn maintenance;
•
irrigation of lawns and gardens;
•
maintenance of shrubs, trees, mulched areas and garden edging;
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•
tree work; all tree work to comply with current legislation and Australian Standards;
•
removal of green waste and litter from sites;
•
reporting of unrelated maintenance issues to the Maintenance Call Centre (131 288);
•
maintenance of irrigation equipment where installed;
•
assessment and implementation of an appropriate response to any responsive
horticultural maintenance request arising on a programmed site; and
•
locate and map on site features, for example irrigation valve boxes, irrigation pipes
runs, SA Water isolation valves, fire points, sewer inspection points and access
covers, possible significant trees locations, bed layouts, gas, power and telecom.
The desired outcomes of the programmed horticultural maintenance are:
• ensure all garden areas are maintained to industry best practice;
•
coordinate and expedite all works associated with the proposed contract;
•
inspect all sites to ensure specified service and performance standards are achieved
and maintained;
•
inspect at least 20% of programmed sites each month to ensure that quality standards
and performances are met. All sites must be inspected at least twice annually;
•
provide solutions or responses based on professional experience;
•
manage and expedite all defect rectification on site;
•
effectively manage all Work Health & Safety and industrial relations matters;
•
identification of opportunities for cost savings in the management and delivery of
programmed horticultural maintenance works;
•
common areas that are located behind fences of unit groups are to be maintained as
part of the programme;
•
maintain all edges to common areas, including those abutting private areas and areas
not being maintained under the proposed contract; and
•
all on site features are located and mapped, for example irrigation valve boxes,
irrigation pipes runs, SA Water isolation valves, fire points, sewer inspection points
and access covers, possible significant trees locations, bed layouts, gas, power and
telecom.
30.5.2.3
Responsive Horticultural Maintenance
The responsive horticultural maintenance work consists of the following activities on all
SAHT properties except for those properties that are covered by the programmed
horticultural maintenance work:
•
respond to requests from the Client to undertake various horticultural tasks as
directed on a “one-off” basis within a defined HMA;
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•
provide an appropriate response to the request in accordance with the Clients
Horticulture Policy and Accommodation Standards;
•
inspect and approve all responsive quoted work where invoice total exceeds $800,
and inspect a minimum of 4% of all invoices where the total is less than $800
inclusive of GST (USAI will require photographs of inspected and completed work
over the value of $800); and
•
undertake work as authorised and where necessary prepare and administer any
quotation/tender processes as considered appropriate.
The desired outcomes of the responsive horticultural maintenance are:
• effective assessment of horticulture responsive maintenance enquiry and
implementation of an appropriate response for each enquiry received;
•
managing and prioritising work within predetermined budgets, cash flows and
allowances, including deferring non-urgent or essential work as required;
•
completion of work orders within timeframes, schedules and delegations; and
•
achievement of Australian horticultural standards for all works.
30.5.3 Programmed HMM responsibility
30.5.3.1
General Requirements
•
The HMM will be liable to the Client for the acts, defaults and neglects of any
subcontractor or any employees or agents of the subcontractor as fully as if they were
the acts, defaults or neglects of the HMM or the employees or agents of the HMM;
•
Except in an emergency the HMM will not operate any motorised equipment before
8.00 am or after 5.00 pm and the HMM will be expected to exercise discretion within
these times to avoid disturbance to the users of buildings and building surrounds. No
work will be carried out on Sundays or public holidays unless specifically approved by
the Client;
•
Ensure the use of non-residual, non-hazardous and low toxicity chemicals and strictly
comply with the manufacturer’s recommended rates;
•
Ensure soil sterilants are not used;
•
Submit a fertiliser and moisture retention product application program for each
programmed site within the HMA to the Client for approval. Organic fertilisers are
preferred, use of alternative fertilisers is subject to the Client’s approval;
•
Fully rectify any damage caused by careless use of pesticides or poor horticultural
practice at the HMM’s expense;
•
Maintain the grounds free of horticultural pests and diseases and adopt appropriate
control measures to eliminate localised infestations that are consistent with good
horticultural practice, using minimal chemical application techniques;
•
Be responsible for the supply of all spray equipment, chemicals and protective
clothing and for carrying out the work at their own risk. Only chemicals and materials
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approved by the Client's representative may be used, and all possible measures must
be taken to avoid disturbance and discomfort to the users of buildings and building
surrounds;
•
Ensure that European wasps nests are reported to local Council;
•
Remove all green waste and leaf litter from the programmed sites;
•
Obtain approval from the Clients representative before any tree, shrub or ground
cover is planted;
•
Programme increased maintenance visits to sites containing deciduous trees, during
leaf fall, to prevent the build-up of leaf litter in hard and soft landscape areas and
make the programme available to the Client;
•
Remove from common areas, green waste from tenant maintained yards of
programmed sites as part of the programmed maintenance;
•
Report all unrelated maintenance work to the Client’s Maintenance Enquiry Centre in
regard to household rubbish or Work Health & Safety issues. i.e.: tripping hazards,
sump lids displaced etc;
•
Ensure compliance with Catchment Boards regulations, in relation to stormwater
drainage systems. It is the HMM’s responsibility to obtain regulations from the EPA;
and
•
Unless requested by the Client, privately maintained garden areas at the immediate
rear of cottage flats are not part of the HMM’s responsibility.
30.5.3.2
Lawns
•
Ensure lawn areas are cleanly cut and brought to a condition as uniform in height as
is practicable and consistent with the ground surface and lawn type. Sliding, skidding,
dragging or operative technique detrimental to the lawn area is prohibited. Any
damage detected as a result of an audit may result in repair costs being deducted
from payment. Prior to mowing, all sprinklers must be checked to ensure risers are
depressed. All papers and other rubbish on areas to be mown (cut) to be removed
from the mowing area prior to mowing. All grass clippings are to be collected in
appropriate catchers at the time of cutting and removed from the site;
•
Ensure ride-on mowing equipment, brush cutters and line trimmers does not encroach
within 45cm of a tree or shrub trunk, but may be as close to this limit as overhanging
branches permit. Grass cutting within 45cm of tree trunks is to be done with walk
behind mowers. Damage to trees by mowers, edgers or other machinery must be
reported to the Client immediately. The cost of tree surgery work as a result of such
damage caused by the HMM will be charged to the HMM;
•
Edge all lawn areas each time lawns are cut. Edges to be finished at 90°. Herbicides
are not to be used as a form of edging;
•
Allow power blowers/vacuums only to be used to vacuum grass cuttings and leaf litter.
The use of the blower function is prohibited. Any tenant complaints received by the
Client may result in the use of power blowers/vacuums being prohibited;
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•
Fertilise lawns once during Spring and once during Autumn at a rate as specified by
the manufacturer of the approved product. A complete fertiliser or similar approved
product must be used. All fertiliser must be watered in immediately with a minimum of
8 mm of water, carried out in accordance with legal requirements;
•
Ensure that at all times, watering is carried out to promote healthy lawn and plant
vigour (subject to Water Restriction requirements). The HMM must provide
appropriate watering equipment as required. The HMM is to ensure that watering
does not inconvenience occupants or damage private property (including the inside of
buildings and vehicles in the vicinity) and that it is carried out in accordance with legal
requirements;
•
Maintain all lawns in a weed free condition. Appropriate mechanical means of weed
destruction and removal may be used as well as spraying. Line trimmers and brush
cutters are not to be used for weed control;
•
Keep tidy all nature strips including the area between the SAHT dwelling boundary
and the street gutter. Weed growth and grass must be mown and edges must be
trimmed neatly and rubbish regularly removed;
•
Ensure all holes, depressions and hollows are filled to the surrounding ground level
with suitable soil to make safe; and
•
All common lawn areas within programmed sites are to be cored and receive an
application of a wetting agent, approved by the Client, at the manufacturers
recommended rate within two (2) years of commencing the contract and alternate
years thereafter. The timing of this treatment is to be agreed with the Client.
30.5.3.3
Garden Beds
•
Cultivate in accordance with standard horticultural principles and practices,
particularly those that are un-mulched;
•
Ensure that at all times, watering is carried out to promote plant vigour (subject to
Water Restriction requirements). The HMM must provide appropriate watering
equipment as required. The HMM is to ensure that watering does not inconvenience
occupants or damage private property (including the inside of buildings and vehicles
in the vicinity) and that it is carried out in accordance with legal requirements;
•
Fertilise garden beds during Spring. Apply Client approved Moisture Retention
product during Autumn at a rate as specified by the manufacturer of the approved
product. A complete fertiliser or similar approved product must be used. All fertiliser
must be watered in immediately with a minimum of 8 mm of water, carried out in
accordance with legal requirements;
•
Keep to a minimum the use of herbicides or other toxic material on garden beds for
weed reduction. Any weeds higher than 100 mm are to be removed manually;
•
Keep nature strips tidy. Weed growth and rubbish must be removed whenever the
HMM visits the site;
•
Where the tenant has been maintaining an area of garden which would be normally
part of the contract, the HMM must take on responsibility for the area if the tenant
ceases to maintain;
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•
Maintain all garden beds and shrubberies in a weed free condition, including selfsown plants. Appropriate means of weed destruction and removal such as hoeing or
hand weeding may be used as well as spraying. Line trimmers and brush cutters are
not to be used for weed control;
•
Prune and train all perennials, shrubs, trees and vines in accordance with good
horticultural practice; and
•
Allow power blowers/vacuums only to be used to vacuum debris such as leaves and
sawdust. The use of the blower function is totally prohibited. Any tenant complaints
received by the Client may result in the use of power blowers/vacuums being
prohibited.
30.5.3.4
Hard Standing Areas
•
Keep free from encroaching growth of trees and shrubs all footpaths, traffic areas,
public lighting and service meters. A clearance height of 3.0 m must be
maintained at all times including any Council footpaths, streets or roads;
•
Perform any pruning or removal requested by the Client at the HMM’s expense;
•
Keep all paths, kerbs, car parks, drying areas and service areas in a clean, litter
and weed free condition. Grass clippings and other debris must be removed
immediately from these areas. Power blower/vacuums only to be used to vacuum
lawn clippings and debris. The use of the blower function is prohibited. Any tenant
complaints received by the Client may result in the use of power blowers/vacuums
being prohibited;
•
Keep grated sumps within garden areas and car parks clean of all rubbish and
debris; and
•
Notify the Client of household rubbish on programmed sites other than garden
refuse.
30.5.3.5
Irrigation
•
All irrigation to comply with the Clients water restriction procedure below;
•
Be responsible for the operation of irrigation systems where installed, and check all
irrigation equipment at frequent intervals. The maintenance or replacement of all
components, inclusive of all sprinklers, pipes, valves, shrub sprays and drippers
will be at the HMM’s expense and will be rectified as early as practical but no later
than three days from report;
•
Lawn and garden areas must be watered with hoses, drippers and sprinklers
provided by the HMM, (where irrigation systems are not installed), to maintain
proper plant health and vigour;
•
Be eligible for a variation to the contract if major unforeseen damage to the
irrigation system occurs;
•
Batteries in all battery powered irrigation controllers will be replaced annually, in
September, or as otherwise advised by the Client;
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•
Monitoring of valve / ground boxes in common areas;
•
Carry out an inspection of all valve boxes and all ground boxes within programmed
sites on a quarterly basis. Create and manage a database including all ground
boxes, whether managed by the Client or other utilities, recording the dates and
the outcomes of the inspections. The database is to be made available to the
Client upon request;
•
Damaged or unsafe irrigation valve boxes to be repaired or replaced as
appropriate. Work Health and Safety issues related to non-Client inspection boxes
to be reported as follows:
30.5.3.6
o
Utility boxes managed by utilities including ETSA, Telstra, SA Water,
Councils to be reported directly to the relevant utility; and
o
Irrigation boxes managed by the Client including plumbing isolation
valves, drainage to be reported to the Housing SA Maintenance Enquiry
Centre.
Trees
•
Ensure that all pruning complies with AS4373 Pruning of Amenity Trees. All tree
work needs to be undertaken by a pre-qualified tree contractor;
•
Specifically authorise the approval before any tree, shrub or ground cover is
removed. The HMM will be required to provide to the Client a dated digital
photograph of the tree, shrub or ground cover (prior to removal); and
•
The HMM must comply with all relevant legislation or Council by-laws for the
removal of trees and shrubs.
30.5.3.7
Water Restrictions Procedures
•
All irrigation or watering must comply with the requirements of Government water
restrictions in force at any time during the contract. The HMM must conform to the
requirements of water restriction legislation. Should restriction levels change
during the life of the contract, the new restriction requirements must be followed at
all times. Water restriction legislation may vary for some regional areas;
•
The Client aims to reduce lawn areas within programmed sites across the State.
From the beginning of the proposed contract a program of site assessment and
reconfiguration will occur. The HMM will be expected to work with the Client
during this transition, including assistance in the identification of issues within sites
they manage that may require reconfiguration. (Extent of reconfiguration will vary
from site to site and may include replacement of lawn areas with mulched garden
beds, installation of new irrigation systems and/or adjustment of existing systems,
installation of irrigation controls etc.)
•
Subject to the level of water restrictions the Client will expect the HMM to maintain
lawns so they remain alive and growing. This may require out of hours watering by
the HMM;
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•
Management of lawns to incorporate increased lawn height during summer and the
retention of lawn clippings once every 2 months. The Client requests this be
undertaken using mulcher mowers where practical. HMM‘s must ensure clippings
are spread neatly and evenly over lawn surface;
•
The Client acknowledges that as a result of these restrictions, lawn colour may be
at a lesser standard than the contract specifications require. Auditing may focus
less on maintaining lawns to an even colour and health and more on keeping
lawns in a good condition and/or alive and growing. Auditing will be adjusted
according to the requirements of the water restrictions.. Interpretation of lawn
height will be adjusted to allow for increased lawn height from 1st November to
30th March or as instructed by the Client;
•
Contractual requirements regarding fertiliser application to garden beds and lawn
areas remain however watering in procedure will require adjustment to comply with
restrictions;
•
SA Water requests that all sites with multiple street frontages that include both odd
and even numbers be deemed odd number. The HMM to provide temporary
signage to inform local residents of this during watering. Sign to advise that area
being irrigated is approved by SA Water to irrigate on odd days; and
•
Irrigation system testing to be in line with the requirements of any existing water
restrictions. The HMM may be required to use signage to inform local residents
that testing is taking place.
30.5.3.8
Household and/or Tenants Rubbish
•
The HMM is responsible for keeping the grounds and gardens of programmed
horticultural maintenance sites free from any accumulated rubbish or debris, and
this will require the HMM to monitor and remove accumulated green-waste or litter
from the sites each maintenance visit.
•
Rubbish other than green waste or litter to be reported to the Maintenance Enquiry
Centre on 131288 for removal by others.
30.5.4 Specific Responsive Horticultural Maintenance Responsibilities
In accordance with the Client’s Horticultural Policy, the HMM must address the following responsive
horticultural maintenance issues on all SAHT dwellings except for those properties that are covered
by the programmed horticultural maintenance work:
• Diseased, damaged or unsafe trees;
•
Shrubs or trees causing damage to either buildings, paving or underground services;
•
Shrubs or trees growing under overhead services;
•
Assessment of trees, shrubs and other vegetation where the tenant claims they cause
a security concern, or allergic reaction. The HMM will determine what action, if any,
should be taken once the assessment has been concluded; and
•
Provide timely advice to tenant requests.
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The HMM responsibilities will include:
31.
•
Assess all requests from the Client’s Maintenance Enquiry Centre in accordance with
the Client's procedures document, and take the appropriate action to achieve an
outcome consistent with the contract requirements;
•
Provide the appropriate trade workforce to carry out the requirements of the contract;
•
Manage the satisfactory completion of the works within specified timeframes, and
within pre-determined budget allowances and delegations in line with the established
practices;
•
Achieve a best horticultural practice and Australian Standards applicable in all works;
•
Provide to the Client and other stakeholders a quality horticultural service;
•
Carry out the works with minimum disruption to tenants; and
•
Identify opportunities for cost savings in the management and delivery of horticultural
maintenance works.
FIRE SERVICES
NB: This section is an extract from the Housing SA Fire Services contractual arrangement. It
is contained here for information purposes only. The numbering has been changed to ensure
consistency within this document.
31.1
GENERAL
The Contractor shall provide a service consistent with these requirements, on a twenty-four (24) hour
per day, seven (7) day per week basis.
As the Fire Safety specialist, the Contractor is responsible for ensuring that all properties referred to it
by a Job Order or any other reasonable direction of the Principal shall comply with the relevant
Australian Standards, Codes, Legislation and Regulations appropriate to the dwelling type and usage.
The Agreement shall be for carrying out the Fire Safety Installation, Maintenance (Programmed
(Preventative) and Responsive (After Hours and Emergency)) and Decommissioning of Fire
Equipment specifically nominated in the Housing SA Asset List in Schedule 7 (tender document) as
set out by this Agreement and in each Job Order. The Minister for Housing may update this list
from time to time.
The Contractor must take into consideration the needs and limitations imposed by the existing tenants
whilst conducting the installation, maintenance and decommissioning of Fire Safety Equipment.
The services required by the successful Contractor include but are not limited to the following:
• Service of properties referred for fire safety installation and maintenance;
• Providing reports, and recommendations to the Principal;
• Installation of fire safety equipment;
• Programmed servicing of fire safety equipment to comply with approved service schedules
and legislation;
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• Responsive maintenance of fire safety equipment where defective equipment is reported;
• Decommissioning of fire safety equipment when property usage changes or equipment
becomes obsolete;
• Reporting requirements required by legislation; and
• Training of Agency Representatives in the use of Fire Safety Equipment.
Be courteous, respectful and comply with the Principals (Housing SA) Code of Conduct for
Maintenance Contractors.
31.2
ASSESSMENT AND DESIGN OF FIRE EQUIPMENT ON NEW SITES
The Principal has lease arrangements with various agencies that are managed by Specialised
Housing Programs.
As new lease arrangements are implemented, the Principal will engage the Fire Safety Services
Manager to inspect and scope the site to report on what type of fire safety equipment is required to
bring the property into line with Building Codes of Australia and the required Fire Safety Standards.
The Fire Safety Services Manager’s report will act as an official notice for the Principal to approve.
Approval to install new fire safety equipment will be issued as a Job Order to the Contractor and the
approved report will be retained by the Principal.
If the Principal considers that more extensive or additional equipment is required the Contractor shall
be notified and additional equipment discussed.
31.3
INSTALLATION OF FIRE EQUIPMENT ON NEW SITES
The Principal will liaise with the Contractor and issue a Job Order to install new Fire equipment. Upon
completion of the installation, the property will become part of the Programmed Fire Maintenance.
The installation services are to include the provision of all labor and materials, travelling time to and
from sites, and any minor materials that may be required to carry out the specified work.
31.4
PROGRAMMED FIRE MAINTENANCE
Programmed fire maintenance work consists of the following activities within Principal-owned Multiple
Dwelling or Specialised Housing Program sites:
31.4.1 Description of Works
This work applies to all fire and life safety systems, and associated equipment which includes but not
limited to the following:
• Smoke and Heat Alarm Systems;
• Automatic Fire Detection and Alarm Systems;
• Occupant Warning Systems;
• Emergency & Exit Lighting Systems;
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• Egress Lighting Systems;
• Compartmentation and Egress Provisions;
• Automatic Fire Sprinkler Systems;
• Fire, Smoke and Solid Core Doors;
• Fire Hydrant and Hose Reel Systems;
• Portable Fire Extinguishers; and
• Ancillary provisions such as smoke control shutdown, fire dampers and fire shutters.
Minor materials are to include but not be limited to the following:
• Cleaning solutions;
• Nuts, bolts, screws and other minor items;
• Paint for minor touch up work;
• Tags or labelling for isolated or stored equipment with a brief description of
condition;
• Anti-tamper seals for portable fire extinguishers; and
• Tags to identify the Principals fire equipment.
31.4.2 Maintenance Service requirements
The Contractor is required to carry out routine programmed maintenance work in accordance with the
requirements of the Regulatory Authorities, Building Code of Australia and relevant Standards of
Australia, Ministers Specification SA76, and as specified.
All weekly tests scheduled are to be undertaken by the appointed Agency Representative/Occupants
unless specifically stated otherwise.
The Contractor is to provide for training sessions for Agency / building occupants for the weekly
maintenance and operational requirements of the installed fire systems on request.
31.4.3 Frequency of Preventative Maintenance
The frequency of the preventive maintenance tasks shall generally be as laid down in the relevant
Australian Standard (AS) as stated within Minister Specification SA 76 or to frequencies as
determined by the Principal.
Inspection periods shall be according to the Minister’s Specification SA 76 and AS 1851 (Routine
Service of Fire Protection Systems and Equipment).
31.4.4 Responsive (Corrective and Emergency) Fire Maintenance
This section of the Scope covers the maintenance works required to restore (including adjustment),
replace and repair items to an acceptable condition (corrective maintenance) and maintenance works
required to be undertaken immediately following equipment breakdown or failure (emergency
maintenance).
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The need for such works will generally be reported, either by the MEC, Maintenance Operational staff,
the Fire Safety Services Manager, the relevant Project Manager or alternatively by the Contractor
following their preventive maintenance inspections of building services systems and equipment.
The Contractor shall, without delay commence the corrective or emergency maintenance works.
Response time during and after normal hours shall not be greater than specified without the
Principal’s approval.
The Contractor may use existing fire equipment (Fire Extinguishers) decommissioned from other sites
that is equal or in better condition to existing equipment that would originally be used during the
installation. The equipment shall carry the full manufacturer’s warranty in favour of the Principal.
31.5
DECOMMISSIONING AND UPGRADE OF SITES
The Principal has lease arrangements with various Agencies that are managed by Specialised
Housing Programs. As lease arrangements expire and the Agency no longer requires the site for
tenancy, the site is handed back to the Principal.
When site usage changes, the Contractor is to ensure that either:
•
The fire equipment is upgraded or downgraded to meet the changed requirements in line
with the changed property usage.
•
The fire equipment is removed where no longer required.
The Principal will raise a Job Order for the Fire Safety Services Manager to inspect and scope the site
to report on what Fire equipment is needed to be decommissioned from the site.
The Fire Safety Services Manager’s report will act as an official notice for the Principal to approve.
Approval to remove the Fire Equipment will be issued as a Job Order to the Contractor and the
approved report will be retained by the Principal.
Any reusable equipment such as Fire Extinguishers will be stored by the Contractor and used at the
first possible opportunity when installing equipment on a new site.
All non-reusable equipment is to be either recycled or returned to the manufacturer or relevant
authority for subsequent destruction.
All repairs to the property as a result of removing the Fire Equipment are to be reported immediately
to the Principal.
31.6
PERFORMANCE OF SERVICES
The Contractor will perform all work to the highest industry professional standards.
31.6.1 Repairs and Minor Works
Repairs (including any for the maintenance of life safety) and minor works costing less than $500
which are Time and Material items as part of the regular service or maintenance shall be carried out
by the Contractor without separate authorisation by the Principal.
Repairs and other works exceeding $500 shall have authorisation of the Principal prior to the
commencement of works.
If any repair works are required due to poor maintenance or fault by the Contractor, the cost will be
borne by the Contractor.
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31.6.2 Existing Information
The Contractor is required to fully assess the extent of the fire protection equipment to be maintained
and, where available, obtain all relevant information from the site, obtain manufacturer's literature and
drawings as required to fulfill the requirements of the Agreement.
31.6.3 Inspection, Testing and Maintenance Precautions
When any part of an installation is to be isolated ensure there are no safety or fire risks associated
with the section being isolated. Where there is any risk of fire arising from the isolation of any part of
the installation from the fire control station, the Contractor shall attend the Fire Indicator Panel at all
times. The Contractor shall ensure that the fire control station and the Agency Representative in
charge of the site is informed.
31.6.4 Materials and Equipment
Where replacement is proposed as the means of maintaining the system, the Contractor shall use
new, current manufacture, and primary quality materials and equipment, unless stated otherwise.
The Contractor shall comply with the manufacturer's recommendations on installation procedures.
Should any fire equipment have to be removed from the site by the Contractor for testing or any other
reason, the Contractor shall be responsible for providing replacement loan equipment of like type or
capacity until the original equipment is returned. The loan equipment shall be clearly marked as such
and the Agency representative and Fire Safety Services Manager is to be advised.
31.6.5 Recording of Service Sheets & Log Book
At each site, the Contractor shall keep written records and provide a Log Book (A4 size, hard cover)
or other maintenance record system suitable to the Principal. The following information shall be
included in the Log Book:
•
Client name, address and phone number clearly labelled on the front cover;
•
Contractor’s name, address and phone number; and
•
Records of fire safety services, maintenance procedures and other relevant information of
maintenance and testing shall be kept on site.
Record maintenance procedures and other relevant information in a Maintenance and Testing of
Safety Installations Log Book (kept on site) are to meet the requirements of the current Building Code
or Authority and as specified. The original copy of the Service Report shall be forwarded to the Fire
Safety Services Manager with the invoice.
The Contractor is to ensure Log Books are available at each site before the first inspection.
The Log Books shall form an historical record of the Services carried out, complete with dates and
entries. The Contractor is to provide approved steel enclosure for storage of Log Books where
required. The Log Book enclosure shall be fitted with a Lockwood 604 lock.
The information contained in the Log Book may be used by the Principal when checking payments
due to the Contractor for Services carried out. The Contractor may be requested to send a selection
of Log Books to the Principal at any time for inspection.
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31.6.6 Part 59 Log Books and Schedules of Essential Safety Provisions
The Contractor shall make entries and maintain Part 59 Log Books that are provided at Boarding
Houses and Supported Residential Facilities.
Various properties require annual certification of maintenance. The Contractor shall provide forms
indicating compliance with the Schedule of Essential Safety Provisions.
31.6.7 Site Fee
The Principal will allow the Contractor to claim a site fee charge per property site for programmed
services and Job Orders received from the Principal.
The site fee will not apply when the Contractor receives a responsive maintenance call on a site
where the Contractor is already on site performing the original scope of services.
Where there are a number of concurrent services for multiple work for one property, adjacent
properties or a multiple dwelling site, only one site fee can be claimed by the Contractor.
A site fee is not claimable for the following work (Item Codes):
FI200, FI222, FI225, FI230, FI235;
FI330, FI335, FI350, FI352; and
FI500, FI505.
31.6.8 Agency Requests for Installation
The Contractor shall not accept instructions from Agencies or their representatives for installation of
additional or alternative equipment, and in such cases the Contractor shall refer the Agency to the
Project Manager.
Any equipment installed or provided without the instructions of the Project Manager or issue of a Job
Order will be requested to be removed, and any damage if appropriate caused to the property is to be
repaired, at no cost to the Principal.
31.6.9 Principal’s Equipment
Items of the Principal’s equipment requiring servicing are to be identified by the application of a
durable self-adhesive label to each item as appropriate. The Contractor will be responsible for the
supply and provision of the label. An example of the label to be used is available from the Project
Manager.
Any non-Principal equipment located in a property is not to be serviced and notified to the Fire Safety
Services Manager. It is recognised that Agencies may elect to supply and install additional equipment
to that required by the Building Code of Australia or other Authority, and it shall be the responsibility of
the Agency to provide servicing and maintenance of their provided equipment.
31.7
USE OF TENANT UTILITIES
The Contractor is responsible for the provision of their own water and power should it be required to
execute the work and if it is unavailable on site.
If the Contractor wishes to use water or electric power in the execution of the work, they shall, if the
dwelling is occupied, first reach agreement with the Agency Representative concerning the use of
water or power before any appliance is connected to the water supply or the electrical supply.
The Principal accepts no responsibility for provision of water and power.
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31.8
MATERIALS AND WORK STANDARDS
31.8.1 Supply of Materials, Labour and Plant
The Contractor shall provide all materials, labor, plant, equipment, tools and everything else
necessary for the works in accordance with the terms of the Agreement.
31.8.2 Materials
Materials used in the work under this Agreement and standards of work shall be in conformity with the
provisions of this Agreement. Any materials not otherwise specified shall be new, and where
applicable, materials and standard of work shall be in accordance with the relevant Standard of the
Standards Association of Australia. The Principal may reject any material or work which is not in
accordance with this Agreement or relevant Standards and may direct its replacement, correction or
removal. All such replacements, corrections and removals shall be at the Contractor’s cost.
31.8.3 Work Standards
Where work is specified to be inspected before being covered up, the Contractor shall notify the
Principal when the work is ready for inspection. Should the Principal fail to inspect the work within a
reasonable time, the Contractor may proceed with the Services. If it is subsequently necessary to
open up uninspected work at a later date, the Contractor shall be paid the cost of opening up and
making good unless the work does not comply with this Agreement.
31.9
CLEAN UP
The Contractor shall provide dust covers for all horizontal surfaces and for all furniture and fixtures to
minimise the ingress and spread of dust and debris prior to the commencement of work.
The Contractor shall ensure that at all times the work area is clean and tidy and at the end of every
work day shall leave the site in a safe and tidy condition, so as not to be an annoyance to the
occupants or nearby residents or contravene any Council or Environment Protection Authority (EPA)
requirements.
Upon completion of the works, the Contractor shall remove all rubbish, including unserviceable items
and materials resulting from the works, to the approval of the Principal, without additional dump fees.
Any rubbish left on site by the Contractor will be removed by the Principal, with the cost of removal
charged to the Contractor at the Principal’s discretion.
The Contractor is to conduct their services and processes with due regard for environmental
considerations. Environmental care involves the conservation of resources and raw materials, priority
to value-added products and services, energy efficiency, production of multiple use products, use of
recycled materials, and reduction of both waste and waste disposal costs. Where possible waste is to
be recycled, reused or otherwise disposed of in accordance with the Environment Protection Act 1993
(SA).
31.10 VARIATION TO SERVICES
Within reason the Project Manager and Fire Safety Services Manager may at any time during the
progress of the work by written order direct the Contractor to carry out a variation by requiring the
Contractor to:
• increase, decrease or omit any portions of the work;
• change the character or quality of any material or work;
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• execute additions of any kind considered necessary for the satisfactory completion of
the Agreement;
• vary the program of the order of the work on the site; and
• execute any of the work outside normal working hours.
Variations or additional items of work on the works order will be restricted to three additional related
items with a total maximum value of $500. All further variations or additional items relating to the
original orders will be authorised either by an internal Pro Forma order or a new Job Order.
No variation shall invalidate this Agreement. Each variation shall be valued in accordance with the
rates included in Schedule 6, if and insofar as the Principal determines that those rates are applicable
to the variation.
Where the Principal determines that the rates included in Schedule 6 do not apply to a variation, the
rate or price payable for such variation shall be determined by agreement between the Contractor and
the Principal. The Contractor shall provide a detailed breakdown identifying material; costs, mark-up
on materials, labor costs and any other reasonable details; for review if so requested by the Project
Manager or Fire Safety Services Manager.
Unless otherwise directed by the Principal, all values of variations shall be determined before the
work to which the variation relates is commenced.
31.11 APPROPRIATE LICENCES
The Contractor, employees and sub-contractors engaged on the work must hold a current licence
issued in accordance with the Building Work Contractors Act 1995, and which is appropriate to the
particular trade, nature, or type of work to be carried out under this Agreement.
The Contractor shall lodge certificates of proof of all appropriate building and/or trade licenses with
the Principal and continue to hold such licences during the term of the Agreement.
31.12 CARE OF SOUTH AUSTRALIAN HOUSING TRUST GROUNDS/PROPERTY
(INCLUDING ADJOINING OWNERS)
The Contractor shall take full precautions to prevent any damage to buildings, land, fixtures, personal
property, fences, trees, gardens, lawns, irrigation installation, including underground or overhead
services.
Any damage created during the performance of the Agreement through the neglect of the Contractor
shall be made good at the Contractor’s expense. If the Contractor fails to make good the damage,
the Principal may employ others to rectify the damage and deduct the cost from monies due to the
Contractor under this Agreement.
The Contractor must notify the Principal immediately should any damage be caused to the Principal’s
property, tenants’ property or other private property, goods or chattels during the execution of works
under this Agreement.
31.13 SAFETY PRECAUTIONS
The Contractor shall, at their own expense, take such safety and sanitary measures as may be
required by any statute or any regulation, by-law or order made there under, notwithstanding anything
contained in this Agreement, and the Contractor shall be obliged to carry out the work in a safe and
satisfactory manner. Where the Contractor is called to work in conditions at a site which the
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Contractor considers to be unsanitary or where the work is likely to place employees, agents,
servants or sub-contractors in a situation which the Contractor considers to be at risk to their
occupational health or safety, then the Contractor may notify the Principal and refuse to carry out the
Services until such time as the Principal has made the conditions sanitary and notified the Contractor
that the site is in a sanitary condition.
The Principal reserves the right to use a specialist sanitation Contractor to carry out the rectification
work.
31.14 CONTRACTOR’S RESPONSIBILITY
The Contractor shall notify the Principal of the Contractor’s place of business and registered office,
together with a telephone number and the name of a contact person to which directions for work may
be communicated.
The Contractor (or nominee) shall be available at all times to accept directions regarding the work.
This person must be able to read, converse and receive instructions in English, and have sufficient
command of Australian Building Terms and Australian Standards relating to Fire Safety provision.
Such person shall at all times be available for discussion of the works with the supervising officer and
for direction of any worker not conversant with the English language.
Execution of the Services shall be supervised by the Contractor or by a competent person employed
by the Contractor. The Contractor or Contractor’s authorised representative shall be on the site
whenever necessary, as reasonably determined by the Principal to provide adequate supervision of
the execution of the Services. Any order given by the Principal to the Contractor’s authorised
representative shall be deemed to be an order given to the Contractor.
The Contractor is to advise the Principal and the Fire Safety Services Manager of any changes in
writing to the Contractor’s nominee prior to the change being made.
31.15 WORKERS
The Contractor and their staff or agents are required to conduct themselves in a professional and
courteous manner, are not permitted to smoke on the Principal’s property. The Contractor and their
staff or agents are required to conduct themselves in accordance with the Principals (Housing SA)
Code of Conduct for Maintenance Contractors.
Workers are to be correctly attired at all times and shall conduct themselves in a manner consistent
with community standards and expectations. The Contractor shall, on the request of the Principal,
immediately order from the works any person employed by the Contractor who may, in their opinion,
be in breach of this clause.
31.16 WARRANTY
31.16.1
Maintenance after Completion
The Contractor shall maintain the works for the period of three (3) months after the works have been
completed, and if within such period defects or other faults appear, in the opinion of the Principal,
from materials or workmanship not in accordance with the Agreement or its instructions, the
Contractor shall when directed in writing and within such time as shall be specified within such
direction rectify the same at their own cost.
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31.16.2
Warranty
The Contractor shall guarantee the equipment in total, including all options and accessories, against
faulty workmanship, materials and labor, for a period not less than 12 months from the date of
installation.
Installation shall have a guarantee for a period of not less than 12 months.
Installation dates of any new equipment installed on the Principal’s properties must be recorded on
both the invoice and the Fire Safety Services Database.
31.16.3
Project Requirements
Where the Contractor performs installations under a Project Specification, the specified maintenance
and warranty requirements shall prevail.
31.17 TIME AND MATERIALS ITEMS (NON SCHEDULED ITEMS)
The Contractor’s hourly rate current at the time for the Scheduled items shall also apply to the time
component (hourly rate) of the time and material items.
The material component of the time and material items shall be paid at CHUBB supplier invoiced
price plus 30%.
Time and material (non-scheduled) items are both items contained in the schedule that are not prepriced and also items of work ordered using the item description of ‘NOT IN SCHEDULE’ (refer to the
Schedule of Charges.
31.18 AFTER HOURS EMERGENCY WORK (DUTY CALLS/CALL OUT FEE)
Where the Contractor is expressly directed to carry out emergency (Priority One) work outside the
hours of 8:00 am to 5:00 pm on normal working days or on Saturdays, Sundays or Public Holidays,
then a duty call (after normal time) payment will be made which includes up to 3 hours travel or labour
onsite per technician. A subsequent hourly charge applies for the work exceeding 3 hours.
Where it is not possible to complete work in three (3) hours and work can be made safe, then work is
to be completed as soon as possible during normal working hours. A new Job Order is to be
requested for the portion of the work completed during normal working hours. The Contractor’s
current charge out hourly rates and visit fee where applicable will apply for work completed during
normal working hours.
Where the Contractor is expressly directed to carry out emergency (Priority One) work within the
hours of 8:00 am to 5:00 pm on normal working days, then a call out (normal time) payment will be
made which includes up to 2 hours travel or labour onsite per technician. A subsequent hourly charge
applies for work exceeding 2 hours.
Any Priority One job confirmed to a Contractor after 2 p.m. on a normal working day shall constitute a
Duty Call and be paid as in clause (a) above. No Call Out Fee as described in clause (b) above will
be paid in this situation.
31.19 COMMENCEMENT, PROGRESS AND COMPLETION OF WORK
Job orders given to Contractors are prioritised as follows:
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PRIORITY 1: Work shall be commenced within 4 hours of receiving notification from the Principal,
or in the case of an emergency as determined by the Principal an IMMEDIATE response may be
required. Any Priority 1 job confirmed to a Contractor after 2 p.m. on a normal working day shall
constitute a Duty Call.
PRIORITY 2: Work shall be commenced within 24 hours of receiving notification from the Principal,
or such time as determined by the Principal.
PRIORITY 3: Work shall be commenced within 14 calendar days of receiving notification from the
Principal, or such time as determined by the Principal.
Once the work on a vacant house or flat has commenced, the Contractor shall ensure prompt and
uninterrupted progress until completion and shall not delay the progress of the work without the
permission of the Principal.
NO WORKS TO BE CARRIED OUT ON SUNDAYS OR PUBLIC HOLIDAYS OR OUTSIDE OF
NORMAL HOURS. Unless the Contractor is directed to do so in an emergency by the Principal, the
Contractor will not carry out any work on a Sunday or Public Holiday, or outside of normal working
hours.
The Contractor shall execute the Services in accordance with the Contract and any directions issued
by the Principal and at a rate of progress satisfactory to the Principal or within such further time as
may be approved by the Principal.
On completion of the Job Order, the invoice shall be submitted within twenty-one days.
Any notice, verbal and confirmed, or written, regarding defective or incomplete work on this
Agreement shall be complied with within Seven (7) days, except in the case of vacant houses where
the defective or incomplete work shall be made good forthwith.
31.20 ACCESS
Due to the sensitivities associated with occupants of sites leased to Agencies by Specialised Housing
Programs, access arrangements are an essential requirement of this Agreement.
The property portfolio contact details will be forwarded to the Contractor to retain and update the Fire
Safety Services Database.
31.20.1
Access for Programmed and Non Programmed Work
In all cases, access for Programmed Work, contact by telephone shall be a minimum two (2) days
prior to programmed services being undertaken or by other arrangement.
Access for Non-Programmed work shall be as per the direction of the Project Manager or the Fire
Safety Service Manager or as per directions on the Job Order except where the work required is
Priority One.
31.20.2
Access to Care Accommodation
All service visits for installation, maintenance, and decommissioning of Fire Safety equipment shall be
prearranged with the Agency/contact person(s) or representatives identified. Contact by telephone
shall be a minimum two (2) days prior to programmed services being undertaken or by other
arrangement.
The Contractor is required to make arrangements with an Agency Representative for access to
premises to carry out work. If an Agency Representative is absent at the prearranged time, the
Contractor is required to leave notice of his visit and make arrangements with the Agency
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Representative as to when access can be obtained to carry out the work. The written notice shall be
a minimum of 100mm X 150mm in size and shall show the Contractor’s name, address, telephone
number, date, time and main reason for call. An example of the notice to be used is available from
the Project Manager.
Claims for non-access when not prearranged will not be accepted.
31.20.3
Access to Multiple Dwelling / Level Sites
Most fire equipment in multiple dwelling sites will be accessible in common areas and should not
require tenant permission for access. Where equipment is contained within a tenant’s residence, the
following conditions will apply:
•
All visits for installation, maintenance and decommissioning of Fire Safety Equipment shall
be prearranged with the appropriate Agency Representative;
•
For the premises located at Eblen Close and Reitz Close, the notice of intended attendance
dates and times shall be left in letterboxes giving a minimum of two (2) weeks’ notice;
•
A minimum of two (2) days, and two (2) periods each day (total of at least 4 periods), shall
be offered when tenants should make access available. The notice shall also include the
option of a tenant contacting the Contractor to make individual access arrangements; and
•
All testing, servicing and maintenance is to be undertaken simultaneously with two (2)
technicians / staff representatives available at all times. The Contractor shall assign
technicians appropriate to the installations applicable and ensure that all defects are
rectified at the time of the visit due to restricted access availability. If any defective
installation is not able to be rectified at the time due to the nature of the defect,
arrangements for the re-attendance shall be made.
The Contractor, their employees and agents are forbidden to enter any tenanted premises in the
absence of the tenant except by the express permission of the tenant.
The Contractor must also obtain permission from adjoining tenants should it be necessary to enter
their property.
In the case of an emergency, the Contractor may enter the property in the company of a
representative of the Principal.
The Contractor is required to make allowance for two (2) calls to gain access to any premises in
respect of a Job Order which has been issued against those premises.
The Contractor is required to call at the premises, and if access is not obtained, leave a written notice.
If after fourteen days the tenant does not respond to the notice allowing the Contractor access, then
the original copy of the Job Order is to be returned to the Principal with the DATE and TIME of the call
endorsed thereon, and then one (1) non access fee will be paid.
If the tenant responds to the Contractor’s written notice and access is obtained, allowing the
Contractor to carry out the work shown on the job order, then NO non access fee will be paid.
In the case of vacant houses, instructions for obtaining access will be sent with the order.
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If the Agency Representative is not present for the second arranged time, the Contractor is to contact
the Project Manager for further direction.
31.21 NON PROGRAMMED WORK
Job Orders (Priority 1’s and Priority 2’s) are generated in the Mainframe System and emailed to many
Contractors with hard-copy follow up. The Job order is also an invoice which the Contractor
completes and returns to the Project Manager for payment.
Non programmed work will be issued in the form of a Job Order. Once the required work is
completed, the Job Order is to be forwarded to the Fire Safety Services Manager for approval. Upon
approval of the Job Order, the Fire Safety Services Manager will forward the Job Order to the Project
Manager for final approval and payment.
31.22 PROGRAMMED WORK
Upon completion of the programmed work and entry of all monthly inspections & associated claims, of
fire safety equipment in the Fire Safety Database, the claims process is as follows:
•
Print the Monthly Claim for Payment Report.
•
Forward the Claim for Payment Report together with supporting service record
documentation to the Fire Safety Services Manager for approval. The Fire Safety Services
Manager will either:
1. Approve the Claim for Payment Report and advise the Contractor of such
approval; or
2. Return the Claim for Payment Report to Contractor with errors and/or disputed
claims highlighted for correction.
•
Once the Claim for Payment Report errors and/or disputed claims have been resolved to the
satisfaction of both the Contractor and the Fire Safety Services Manager, the Contractor shall
make the necessary corrections to the appropriate Fire Safety Services Database records;
reprint the Claim for Payment Report, sign and together with the Contractor’s tax invoice,
forward to the Fire Safety Services Manager for final approval.
•
The Fire Safety Services Manager will forward the approved Claim for Payment Report along
with the Contractor’s tax invoice to the Project Manager for final approval and payment.
No claim for short payment on any invoice will be accepted after a period of 90 days from date of
payment.
31.23 FIRE SERVICES MAINTENANCE DATABASE
The Principal currently uses an Access 97 Database called the Fire Services Maintenance Database
to record Fire Safety Service work performed on its properties.
The Fire Services Maintenance Database provides a register of fire services installed in each property
in addition to the recording of servicing conducted. The installed equipment details (type /
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manufacturer / number / additions / removals / etc.) must be entered and kept up to date following
each service visit.
Alterations and additions conducted to the service in any property under a Job Order must be entered
and recorded in the Fire Safety Services Maintenance Database although separately invoiced.
The database to be deployed has been designed to be simple to use by both Principal and Contractor
staff. Initial training covering basic functions and data entry will occur on deployment, however this
will not encompass training in basic Access skills as these relate to general staff training issues and
are the responsibility of the Contractor.
Ongoing training following initial deployment shall occur at times and locations as approved by the
Project Manager.
The Principal shall provide the Contractor with a copy of the Fire Safety Maintenance Database user
guide for reference throughout the Agreement.
31.24 PERFORMANCE MANAGEMENT
During the term of the Agreement the Principal will be monitoring the Contractor's performance by
regularly assessing the following:
Service
Quality of Work
Quality of Customer Service
Performance Management
Invoicing
Database Management
Review
Regular, but random, site audits.
Obtain feedback from USAI staff, tenants and
other relevant stakeholders.
Monitor number and age of outstanding job
orders, Customer Call Backs and Non
Conformity Reports.
Review job order and monthly invoices against
the Fire Safety Services Database.
Regular monitoring of the Fire Safety Services
Database to ensure integrity of the data.
The Contractor will be expected to meet the following timeframes as a component of the
Performance Measures component of this Agreement:
Service
Commencement of Priority 1 Work
Commencement of Priority 2 Work
Commencement of Priority 3 Work
KPI
Within 4 hours of receiving notification from
USAI.
Within 24 hours of receiving notification from
USAI.
Within 14 calendar days of receiving
notification from USAI.
31.25 CONTRACT MANAGEMENT
The Principal proposes to hold operational meetings with the Contractor on a monthly basis and
contract management meetings biannually, as a basic requirement of this Agreement. The purpose
of these meetings will be to provide a regular opportunity for the Contractor to discuss work progress,
observations and suggestions for system and procedure improvements and for the Principal to
provide the Contractor with performance feedback and to ensure correct procedures are being
followed.
Both parties will be required to formally agree to a Contract Management Plan relating to the
operation of this Agreement, detailing the key ongoing elements of the Services.
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32.
FIRE SAFETY MANAGEMENT
NB: This section is an extract from the Housing SA Fire Safety Management contractual
arrangement. It is contained here for information purposes only. The numbering has been
changed to ensure consistency within this document.
32.1
SCOPE OF WORKS
32.1.1 Fire Safety Services Contract Administration
The Contractor is responsible for audit and compliance of the Fire Safety Services contract. They will
ensure that all identified sites are maintained to the specified standard with minimum disruption to
tenants. The specification of the Fire Safety Services contract is provided in Attachment 3 – Fire
Safety Services Specification. A full copy of the Fire Safety Services contract will be provided at the
commencement of the Contract.
The Contractor will be required to attend monthly and six monthly contract management meetings
with the Fire Safety Services Provider and any other meetings as directed by the Project Officer.
The services required to be provided to the Principal by the Contractor have been divided into the
following categories:
32.1.2 Inspections
The following inspection regime will apply:
• all Class 3 rated properties must be inspected at least once a year, in conjunction with the
relevant Council, to ensure properties have been maintained and no building alterations have
been carried out which may affect the essential safety provisions in compliance with the
Development Act and Regulations and the Minister’s Specifications SA 76;
• a minimum of 10% of Class 1B properties must be inspected by the Contractor;
• on an ad hoc basis carry out fire safety inspections as directed by the Principal;
• audit reports on properties must be completed signed and submitted with the monthly fee upon
payment to the Principal; and
• provide a schedule to the Principal of upcoming inspections/audits.
32.1.3 Invoice Administration
All invoices from the Fire Safety Service Provider are forwarded to the Contractor for verification and
approval.
1) Where the Contractor receives a responsive invoice from the Fire Safety Service Provider they
will:
• View invoices with a claim for payment, select ten percent (10%) at random for a site audit
and send the balance of the approved orders to the Principal for payment.
• The Contractor sends invoices to the Principal if satisfactory, or back to the Fire Safety
Service Provider with Non-conformity reports (NCR) if found unsatisfactory, for the Fire
Safety Service Provider to rectify.
• Any invoices that are rejected are to be sent back to the Fire Safety Service Provider for
correction. Invoices to be cancelled are to be sent to the, the Principal for cancellation.
• The Contractor will inspect all invoices exceeding $500 prior to payment.
2) Where the Contractor receives a monthly claim invoices for programmed work from the Fire
Safety Service Provider, they will:
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• Assess the monthly claim and if correct, authorise for payment and forward the claim to the
Principal within ten (10) working days from receipt of the claim. In the event of any
clarification or questioning of a claim, the Contractor will return the claim to the Fire Safety
Service Provider within five (5) days from receipt of their claim.
• Ensure the Fire Safety Service Provider maintains the Fire Services Maintenance Database
for programmed work and the accuracy of data is maintained.
32.1.4 Negotiate with Councils, Agencies and other Contractors
Council Building Fire Safety Committees inspect boarding houses and supported residential facilities
on a yearly basis, as part of their licensing agreements. From time to time, these Committees write to
the Principal requesting additional fire equipment be installed, or that a fire service has been missed
or log books have not been updated. It is the Contractor’s responsibility to review the Council’s
request against the minimum requirements of the BCA, undertake the necessary building inspections
and checks in order to respond to the Council accordingly.
The Principal will also receive queries from Agencies regarding what type of equipment they should
have in their properties. For example, the Principal will only maintain those fittings that are required
under current legislation and the BCA. But, because the Principal has previously provided and
serviced the excess equipment, Agencies expect continuity of this service. Excess equipment now not
required will remain in the property but will not be maintained, this equipment will be removed when
the house becomes vacant or the existing fire service/equipment is upgraded.
32.1.5 Management / Supervision of Installations
The Contractor will provide advice, both written and verbal to the Principal on installation projects to
ensure that the Fire Safety Services Provider installs what is specified in the contract and the
installation work meets minimum BCA Fire Safety requirements.
32.1.6 Review of Design Work for Fire Safety Equipment for Upgrade Projects
As new lease arrangements are implemented, the Principal will engage the Contractor to design,
inspect, and scope the site to report on what type of fire equipment is required to bring the property
into line with the BCA and required Fire Safety Standards.
32.1.7 After Hours
Immediately following equipment breakdown or failure, the Maintenance Centre will engage the Fire
Safety Services Provider to undertake corrective or emergency maintenance works. Depending on
the extent of the emergency or corrective maintenance the Contractor will be notified by the Principal
to attend the site the following day to inspect the works.
32.1.8 Information Technology Requirements
It is the responsibility of the Contractor to have software capable of keeping consolidated records of
orders, invoices and service history.
The Principal’s order/invoicing System currently operates in a mainframe environment that is not
accessible to the Contractor.
Throughout the term of the contract, the Principal may update or change its order/invoicing system.
The Contractor will be required to transfer to and adopt the updated electronic order/invoice system at
a time nominated by the Principal.
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32.1.8.1
Fire Services Maintenance Database
The Principal currently uses an Access 2003 Database called the Fire Services
Maintenance Database to record fire safety service work performed on its properties.
The Fire Services Maintenance Database provides a register of services installed in each
property in addition to the recording of servicing conducted. The installed equipment details
(type / manufacturer / number / additions / removals / etc.) must be entered and kept up to
date following each service visit.
Alterations and additions conducted to the service in any property can only be entered by
the Fire Safety Services Provider and monitored by the Contractor and Principal.
Each month the Contractor will receive an updated version of the database complete with
all the fire services for the month and any new properties added by the Principal and the
Fire Safety Services Provider.
32.1.8.2
Training
The database has been designed to be simple to use by the Contractor. Initial training
covering basic functions will occur on commencement of the contract; however this will not
encompass training in basic Microsoft Access skills. Ongoing training following initial
deployment shall occur at times and locations as approved by the Principal.
32.1.8.3
Alternate Fire Services Data Management System
During the term of the contract, the Principal may adopt an alternative fire services
maintenance database and the Contractor will be required to adopt and undertake the
necessary training to operate the alternative system.
32.2
KEY REPORTING RELATIONSHIPS
32.2.1 Fire Safety Services Provider
The Principal has engaged the Fire Safety Services Provider who is responsible for fire safety
including inspecting and maintaining fire safety equipment. The Fire Safety Services Provider is to
contact the Contractor for clarification of design and technical matters.
32.2.2 Principal Staff - Operational
The Principal has a range of staff responsible for various maintenance programmes. In some
circumstances the Contractor will be required to liaise with these staff members to obtain information
concerning property information and access arrangements.
32.2.3 Maintenance Centre
The Principal operates an outsourced Maintenance Centre. The Maintenance Centre is responsible
for receiving calls from customers, generating job orders, processing invoices and liaising with the
Fire Safety Services Provider.
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32.2.4 Agency Representatives
Agency Representatives are employed by community organisations that lease properties from the
Principal for Special Needs Housing programmes. The Contractor is required to liaise with Agency
Representatives for access to properties, training and other matters at the property. Agency contact
details will be made available during the Contract.
32.2.5 Performance Management
During the term of the Contract, the Principal will be monitoring the Contractor’s performance by
regularly assessing the following:
Indicator
Processing of the Fire Safety Services Provider’s
monthly claims within 10 days
No less than five (5) class 1B properties audited
per month
Class 3 properties audited annually
Target
100%
100%
100%
32.2.6 Contract Management Meetings
The Principal will hold biannual contract management meetings with the Contractor as a basic
requirement of the Contract. The purpose of these meetings will be to provide a regular opportunity
for the Contractor to discuss work progress, observations and suggestions for system and procedural
improvements and the Principal to provide the Contractor with performance feedback and to ensure
correct procedures are being followed.
Both parties will be required to formally agree to a Contract Management Plan relating to the
operation of the Contract, detailing the key ongoing element of the Services.
32.2.7 Code of Conduct
The Contractor will be required to adhere to the Principal’s Code of Conduct.
Tenderers are referred to Annexure 3.
32.2.8 Contractor Photo ID Badges
The Contractor will be required to possess a badge with the company logo and photograph of the
employee prior to commencing any works.
32.2.9 Other Services
The Principal’s other agencies may periodically require fire related services.
33.
SUPPLY OF WHITEGOODS
NB: This section is an extract from the Housing SA Whitegoods Supply contractual
arrangement. It is contained here for information purposes only. The numbering has been
changed to ensure consistency within this document.
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33.1
DESCRIPTION
The Contractor will Supply and deliver cookers, microwave ovens, washing machines, clothes dryers
and refrigerators in terms with the conditions of this agreement.
33.2
PERFORMANCE CRITERIA
The following Key Performance Indicator will apply:
Indicator
Target
Supply and Delivery of goods within mandated
timeframes
No outstanding orders greater than
7 days
33.3
DELIVERY DETAILS
The supply of cookers, microwave ovens, washing machines, clothes dryers and refrigerator units to
the maintenance contractors for the replacement of unserviceable units is critical. Therefore, for
metropolitan Adelaide, delivery is required within 24 hours for orders placed prior to 12 noon and 36
hours for orders placed in the afternoon. For country South Australia delivery is required within 48
hours of the order being placed.
Cookers, washing machines, clothes dryers and refrigerators which may have been ordered
incorrectly or are damaged must be picked up by the Contractor at their own expense within 48 hours.
Delivery shall comprise of the unloading from transport and placement within the nominated,
maintenance contractor’s compound, or SAHT dwelling and written verification of receipt.
Each cooker, washing machine, clothes dryer, microwave and refrigerator unit shall be solidly packed;
shelves are to be wrapped and moveable parts secured to prevent damage during transit.
The Contractor is to hold adequate range of stock at a South Australian location, in order to ensure
reliable service and to meet delivery timeframes. Based on 12 month’s usage, approximately 90% of
all white goods ordered are gas and electric upright domestic, household cookers. The Contractor
will be required to hold a minimum of one week’s supply of gas and electric domestic, household
upright cookers to ensure continuity of supply.
Contact details and any future changes to the delivery locations of the nominated maintenance
contractors will be communicated to the Contractor
33.4
WARRANTY
In accordance with the Contractors Warranty Terms and Conditions and tender response, a 2 year
warranty applies to all cooker, washing machine, clothes dryer and refrigerator units within the
Adelaide metropolitan area other than country areas where it is outside of the service agents area of
coverage, travel costs may be incurred.
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33.5
COOKERS
33.5.1 Upright Standard Cookers
33.5.1.1
Scope
Electrical Cookers (530-550mm Wide)
• Electric Upright Cookers
• Electric Upright Cookers (High Splash Back Panel)
Gas Cookers Natural and LPG (530-550mm Wide)
• Gas Upright Cookers (Natural Gas)
• Gas Upright Cooker (LPG)
• Gas Upright Cookers (High Splash Back Panel -Natural Gas)
• Gas Upright Cookers (High Splash Back Panel LPG)
33.5.1.2
General
All cookers shall comply with all the requirements of the South Australian Technical
Regulator and relevant Australian Standards and in particular
For electric cookers:- AS/NZS 60335.2.6: Household and similar electrical appliancesSafety. Part 2.6: Particular requirements for stationary cooking ranges, hobs, ovens and
similar appliances.
For gas cookers: - AS 45551: Domestic Gas cooking appliances
Electric cookers shall be suitable for a power supply of 240 Volt/50Hz.
Gas cookers shall be suited to Natural Gas or LPG as appropriate for the site.
The Tender must include certification that the cookers are compliant with the relevant
Australian Standards mentioned above.
Each cooker shall be solidly packed; shelves are to be wrapped and movable parts secured
to prevent damage during transit.
33.5.1.3
Ovens
The oven shall be either fan force or conventional type with a minimum gross capacity 75
litre.
The oven is to be well insulated and thermostatically controlled.
The door of the oven is to be designed to be lifted off for easy cleaning.
The oven is to come complete with at least 2 removable wire shelves.
For an electric oven, the element is to have a rating of approximately of 2000-watt.
For a gas oven, the burner capacity shall be 12 - 13 MJ/h and be fitted with piezo or
electronic ignition. (Note; Electronic ignition is only to be used where the cooker already
requires electricity)
Separate Grill Compartment
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A separate grill compartment with door and a full width grill dish and rack is required.
Electric grills are to have an element of approximately 2200-watt.
Gas Grills are to have a burner of 11 - 12 MJ/h capacity and be fitted with piezo or
electronic ignition. (Note; Electronic ignition is only to be used where the cooker already
requires electricity)
33.5.1.4
Cook Top
For an electric cooker the following solid (Cerashield or similar) hotplates are required:
3 elements of capacity between 1000Watt and1500Watt each
1 element with a capacity of approximately 2000Watt
For a gas cooktop the following is required:
One only Small Burner approximately 5 MJ/hour
Two only Medium Burners approximately 9 MJ/hour
One only Large or Wok Burner approximately 12.5 to 15 MJ/hour
Cook-top is to be supplied with two-piece or similar removable trivet to allow easy cleaning.
33.5.1.5
Controls
Knobs and controls are to generally to be installed on the front of the cooker but for some
specific cookers (High Splash Back Panel) the knobs and controls on the splash back are
required.
A timer of at least 60-minute is required.
All controls shall be easily gripped,
All controls shall clearly show when in use and shall be easily read by a person standing in
front of the cooker. The control for the oven shall enable the user to set the desired
temperature in the oven.
For electric cookers, the oven, grill and hotplates indicator lights are required if it is not
obvious to a person walking past that an element is turned on.
Wiring under the hob for the hot plates to be heat insulated.
33.5.1.6
Finishes
All finishes shall be easily cleaned and suitable for the location.
The hob, splash back and front panels shall be finished in white vitreous enamel or other
approved finish. The oven and grill interior shall be vitreous enamelled in a dark colour.
The oven door external face shall be glass all over or white enamelled door with a glass
window.
33.5.1.7
Safety Features
The upright cooker shall be supplied with adjustable feet, and come provided with a
stabilising bracket, if required to meet the loadings specified in the relevant Australian
Standard. In addition a method of locating the cooker so it can not be moved from its
position is to be supplied.
The operating guide and installation instructions manual are to be provided with each
cooker. These shall detail any stabilisation method required.
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33.5.1.8
Dimensions
The dimensions shall be within the following limits: Upright cookers (height measured to top of cook top.)
Height:
Width:
Depth:
33.5.2
910-935mm
530-550mm
600-650mm
Elevated Cookers
33.5.2.1
Scope
• Elevated Cooker - Electric
• Elevated Cooker - Gas
33.5.2.2
General
All elevated cookers shall comply with all the requirements of the South Australian technical
Regulator and relevant Australian Standards and in particular;
For electric elevated cookers:- AS/NZS 60335.2.6: Household and similar electrical
appliances- Safety. Part 2.6: Particular requirements for stationary cooking ranges, hobs,
ovens and similar appliances.
For gas elevated cookers: - AS 45551: Domestic Gas cooking appliances
Electric elevated cookers shall be suitable for a power supply of 240 Volt/50Hz.
Gas elevated cookers shall be suited to Natural Gas or LPG as appropriate for the site.
The Tender must include certification that the cooktops are compliant with the relevant
Australian Standard mentioned above.
Each elevated cooker shall be solidly packed and movable parts secured to prevent
damage during transit.
33.5.2.3
Oven
The oven shall be either fan force or conventional type with a minimum gross capacity 75
litre.
The oven is to be well insulated and thermostatically controlled.
The door of the oven is to be designed to be lifted off for easy cleaning.
The oven is to come complete with at least 2 removable wire shelves.
For an electric oven, the element is to have a rating of approximately of 2000-watt.
For a gas oven, the burner capacity shall be 12 - 13 MJ/h. The oven is to be fitted with
piezo or electronic ignition. (Note; Electronic ignition is only to be used where the cooker
already requires electricity)
33.5.2.4
Separate Grill Compartment
A separate grill compartment with door and a full width grill dish and rack is required.
Electric grills are to have an element of approximately 2200-Watt.
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Gas Grills are to have a burner of 11 - 12 MJ/h capacity. Grill to be fitted with piezo ignition.
33.5.2.5
Cook Top
For an electric elevated cooker the following solid (Cerashield or similar) hotplates are
required:
3 elements of capacity between 1000 Watt and 1500 Watt each.
1 element with a capacity of approximately 2000 Watt.
For a gas elevated cooker the following is required:
One only Small Burner approximately 5 MJ/hour
Two only Medium Burners approximately 9 MJ/hour
One only Large or Wok Burner approximately 12.5 to 15 MJ/hour
Cook-top is to be supplied with two-piece or similar removable trivet to allow easy cleaning.
33.5.2.6
Controls
Knobs and controls are to generally to be installed on the front of the cooker.
A timer of at least 60-minute is required.
All controls shall be easily gripped,
All controls shall clearly show when in use and shall be easily read by a person standing in
front of the cooker. The control for the oven shall enable the user to set the desired
temperature in the oven.
For electric cookers, the oven, grill and hotplates indicator lights are required if it is not
obvious to a person walking past that an element is turned on.
Wiring under the hob for the hot plates to be heat insulated.
33.5.2.7
Finishes
All finishes shall be easily cleaned and suitable for the location.
The hob, splash back and front panels shall be finished in white vitreous enamel or other
approved finish. The oven and grill interior shall be vitreous enamelled in a dark colour.
The oven door external face shall be glass all over or white enamelled door with a glass
window.
33.5.2.8
Safety Features
The elevated cooker shall be supplied with a stabilising bracket, if required to meet the
loadings specified in the relevant Australian Standard. In addition a method of locating the
cooker so it can not be moved from its position is to be supplied.
The operating guide and installation instructions manual are to be provided with each
cooker. These shall detail any stabilisation method required.
33.5.2.9
Dimensions
The dimensions shall be within the following limits: Elevated Cookers
Height:
Width:
Depth:
520-560mm
1070-1090mm
600-650mm
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33.5.3 Free Standing Cookers (Approximately 900 mm Wide)
33.5.3.1
Scope
•
Electric Free Standing Cooker (5 Plate)
•
Gas/Electric Free Standing Cooker (5 Burner)
•
Gas/Electric Free Standing Cooker (6 Burner)
33.5.3.2
General
All cookers shall comply with all the requirements of the South Australian technical
Regulator and relevant Australian Standards and in particular;
For electric cookers:- AS/NZS 60335.2.6: Household and similar electrical appliancesSafety. Part 2.6: Particular requirements for stationary cooking ranges, hobs, ovens and
similar appliances.
For gas cookers: - AS 45551: Domestic Gas cooking appliances
Electric cookers shall be suitable for a power supply of 240 Volt/50Hz.
Gas cookers shall be suited to Natural Gas or LPG as appropriate for the site.
The Tender must include certification that the cookers are compliant with the relevant
Australian Standards mentioned above.
Each cooker shall be solidly packed; shelves are to be wrapped and movable parts secured
to prevent damage during transit.
33.5.3.3
Ovens
The oven shall be either fan force or conventional type with a minimum gross capacity of
approximately 125 litres.
The oven is to be well insulated and thermostatically controlled.
The door of the oven is to be designed to be lifted off for easy cleaning.
The oven is to come complete with at least 2 removable wire shelves.
The electric oven element is to have a rating of approximately of 2000-watt. The maximum
power rating of the oven is 3kw.
33.5.3.4
Grill Compartment
Oven to include grill capability.
33.5.3.5
Cook Tops
For a 5 hotplate electric cooker, the following solid (Cerashield or similar) hotplates are
required:
4 elements of capacity between 800 Watt and 1500 Watt each
1 element with a capacity of approximately 2000 Watt
For a 5 burner gas cooktop the following is required:
One only Small Burner approximately 5 MJ/hour
Two only Medium Burners approximately 9 MJ/hour
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One only Rapid Burner approximately 12MJ/hour
One only Large or Wok Burner approximately 13 to 15 MJ/hour
Cook-top is to be supplied with two-piece or similar removable trivet to allow easy cleaning.
For a 6 burner gas cooktop the following is required:
One only Small Burner approximately 5 MJ/hour
Three only Medium Burners approximately 9 MJ/hour
One only Rapid Burner approximately 12MJ/hour
One only Large or Wok Burner approximately 13 to 15 MJ/hour
Cook-top is to be supplied with two-piece or similar removable trivet to allow easy cleaning.
33.5.3.6
Controls
Knobs and controls are to be installed on the front of the cooker.
A timer of at least 60-minute is required.
All controls shall be easily gripped.
All controls shall clearly show when in use and shall be easily read by a person standing in
front of the cooker. The control for the oven shall enable the user to set the desired
temperature in the oven.
For electric cookers oven, grill and hotplates indicator lights are required if it is not obvious
to a person walking past that an element is turned on.
Wiring under the hob for the hot plates to be heat insulated.
33.5.3.7
Finishes
All finishes shall be easily cleaned and suitable for the location.
The hob and front panels shall be finished in white vitreous enamel or other approved
finish. The oven and grill interior shall be vitreous enamelled in a dark colour.
The oven door external face shall be glass all over or white enamelled door with a glass
window.
33.5.3.8
Safety Features
The upright cooker shall be supplied with adjustable feet, and come provided with a
stabilising bracket, if required to meet the loadings specified in the relevant Australian
Standard. In addition a method of locating the cooker so it cannot be moved from its
position is to be supplied.
The operating guide and installation instructions manual are to be provided with each
cooker. These shall detail any stabilisation method required.
33.5.3.9
Dimensions
The dimensions shall be within the following limits: Height of Hob:
Width:
Depth:
910 - 935mm
Approximately 900mm wide
600 - 650mm
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33.5.4 Wall Ovens & Underbench Ovens
33.5.4.1
Scope
•
Electric Wall Oven
•
Electric Wall Oven (Side Opening – Left/Right Hinge – In oven grill)
•
Electric Under Bench (In Oven grill)
•
Gas Wall Oven (Natural Gas and LP Gas)
33.5.4.2
General
All wall and under bench ovens shall comply with all the requirements of the South
Australian technical Regulator and relevant Australian Standards and in particular;
For electric wall and under bench ovens:- AS/NZS 60335.2.6: Household and similar
electrical appliances- Safety. Part 2.6: Particular requirements for stationary cooking
ranges, hobs, ovens and similar appliances.
For gas wall ovens: - AS 45551: Domestic Gas cooking appliances
Electric wall and under bench ovens shall be suitable for a power supply of 240 Volt/50Hz.
Gas wall ovens shall be suited to Natural Gas or LPG as appropriate for the site.
The Tender must include certification that the wall and under bench ovens are compliant
with the relevant Australian Standard mentioned above.
Each wall and under bench oven shall be solidly packed and movable parts secured to
prevent damage during transit.
33.5.4.3
Oven
The oven shall be either fan force or conventional type with a minimum gross capacity 75
litre.
The oven is to be well insulated and thermostatically controlled.
The door of the oven is to be designed to be lifted off for easy cleaning.
The oven is to come complete with at least 2 removable wire shelves.
For an electric oven, the element is to have a rating of approximately of 2000-watt.
For a gas oven, the burner capacity shall be 12 - 13 MJ/h. The oven is to be fitted with
piezo or electronic ignition. (Note; Electronic ignition is only to be used where the cooker
already requires electricity)
33.5.4.4
Separate Grill Compartment
A separate grill compartment with door and a full width grill dish and rack is required.
Electric grills (exception Electric Wall oven side opening door) are to have an element of
approximately 2200-watt Electric wall oven (side opening door model) will include an in
oven grill.
Gas Grills are to have a burner of 11 - 12 MJ/h capacity. Grill to be fitted with piezo ignition
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33.5.4.5
Controls
Knobs and controls are to generally to be installed on the front of the cooker.
A timer of at least 60-minute is required.
All controls shall be easily gripped,
All controls shall clearly show when in use and shall be easily read by a person standing in
front of the cooker. The control for the oven shall enable the user to set the desired
temperature in the oven.
Wall and under bench oven indicator lights are required if it is not obvious to a person
walking past that an element is turned on.
33.5.4.6
Finishes
All finishes shall be easily cleaned and suitable for the location.
The oven and grill interior shall be vitreous enamelled in a dark colour.
The oven door external face shall be glass all over or white enamelled door with a glass
window.
33.5.4.7
Safety Features
The operating guide and installation instructions manual are to be provided with each
cooker. These shall detail any stabilisation method required.
33.5.4.8
Dimensions
The dimensions shall be within the following limits: Electric Wall Oven
Height:
Width:
Depth:
850-900mm
550-600mm
550-600mm
Electric Wall Oven (Side Opening L/R Hinge, in oven grill) and Electric Under Bench (in
oven grill)
Height:
Width:
Depth:
580-610mm
580-600mm
550-600mm
Gas Wall Oven
Height:
Width:
Depth:
850-900mm
550-600mm
550-600mm
33.5.5 Cook Tops
33.5.5.1
Scope
•
Electric Cooktop (4 Plate)
•
Electric Cooktop (2 Plate)
•
Gas Cooktop (4 Burner)
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33.5.5.2
General
All cooktops shall comply with all the requirements of the South Australian technical
Regulator and relevant Australian Standards and in particular;
For electric cooktops:- AS/NZS 60335.2.6: Household and similar electrical appliancesSafety. Part 2.6: Particular requirements for stationary cooking ranges, hobs, ovens and
similar appliances.
For gas cooktops: - AS 45551: Domestic Gas cooking appliances
Electric cooktops shall be suitable for a power supply of 240 Volt/50Hz.
Gas cooktops shall be suited to Natural Gas or LPG as appropriate for the site.
The Tender must include certification that the cooktops are compliant with the relevant
Australian Standard mentioned above.
Each cooktop shall be solidly packed and movable parts secured to prevent damage during
transit.
33.5.5.3
Cook Tops
For a 4 plate electric cooktop the following solid (Cerashield or similar) hotplates are
required:
3 elements of capacity between 1000 Watt and1500 Watt each
1 element with a capacity of approximately 2000 Watt
For a 2 plate electric cooktop the following solid (Cerashield or similar) hotplates are
required:
1element with a capacity of approximately 1200 Watt
1 element with a capacity of approximately 1800 Watt
For a 4 burner gas cooktop the following is required:
One only Small Burner approximately 5 MJ/hour
Two only Medium Burners approximately 9 MJ/hour
One only Large or Wok Burner approximately 12.5 to 15 MJ/hour
Cook-top is to be supplied with two-piece or similar removable trivet to allow easy cleaning.
33.5.5.4
Controls
Knobs and controls are to be installed on the front of the cooker.
A timer of at least 60-minute is required.
All controls shall be easily gripped.
All controls shall clearly show when in use and shall be easily read by a person standing in
front of the cooktop.
For electric cooktops, indicator lights are required if it is not obvious to a person walking
past that an element is turned on.
Wiring under the hob for the hot plates to be heat insulated.
33.5.5.5
Finishes
All finishes shall be easily cleaned and suitable for the location.
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33.5.5.6
Safety Features
The operating guide and installation instructions manual are to be provided with each
cooktop.
33.5.5.7
Dimensions
The dimensions shall be within the following limits:
4 Plate Electric Cook Top
Height:
Width:
Depth:
N/A
590-610mm
480-545mm
2 Plate Electric Cook Top
Height:
Width:
Depth:
N/A
300mm
480-545mm
4 Burner Gas Cook Top
Height: N/A
Width:
Depth:
33.6
590-610mm
480-545mm
MICROWAVE OVENS
33.6.1 Scope
•
Microwave Oven Small (20-25 Litre)
•
Microwave Oven Medium (30-35 Litre)
•
Microwave Oven Large (40 Litre Plus)
33.6.2 General
All microwave ovens shall comply with all the requirements of the South Australian technical
Regulator and relevant Australian Standards and in particular:
AS/NZS 2895.3: Performance of household electrical appliances - Microwave ovens - Construction,
quality and cooking tests; and
AS/NZS 60335.2.25: Household and similar electrical appliances - Safety - Particular requirements for
microwave ovens including combination microwave ovens
Microwave ovens shall be suitable for a power supply of 240 Volt/50Hz.
The Tender must include certification that the cookers are compliant with the relevant Australian
Standard mentioned above.
Each microwave oven shall be solidly packed; turntables are to be wrapped and movable parts
secured to prevent damage during transit.
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33.6.3 Ovens
The microwave oven shall be conventional type with the following capacity ranges:
Microwave Oven Small (20-25 Litre)
Colour – White
Door Window
Operation Controls – Touch
Display – LCD
Turntable – Approximately 245mm
Timer Controls
Easy Clean Finishes - Interior and Exterior
Microwave Power: 800W minimum
Microwave Oven Medium (30-35 Litre)
Colour – White
Door Window
Operation Controls – Touch
Display – LCD
Turntable – Approximately 340mm
Timer Controls
Easy Clean Finishes – Interior and Exterior
Microwave Power: Approximately 1000W
Microwave Oven Large (40 Litre Plus)
Colour – White
Door Window
Operation Controls – Touch
Display – LCD
Turntable – Approximately 380mm
Timer Controls
Easy Clean Finishes – Interior and Exterior
Microwave Power: Approximately 1000W
33.7
WASHING MACHINES
33.7.1 Scope
•
FRONT LOAD WASHING MACHINE 5.5 kg
•
FRONT LOAD WASHING MACHINE 6.0 kg
•
FRONT LAOD WASHING MACHINE 8.0 kg
•
TOP LOAD WASHING MACHINE 5.5 kg
•
TOP LOAD WASHING MACHINE 6.0 kg
•
TOP LOAD WASHING MACHINE 8.0 kg
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33.7.2 General
All washing machines shall comply with all the requirements of the South Australian technical
Regulator and relevant Australian Standards and in particular;
AS/NZS 60335.2.7: Household and similar electrical appliances- Safety. Part 2.7: Particular
requirements for washing machines.
AS/NZS 2040.1: Performance of household electrical appliances- Clothes washing machines Part 1
Methods for measuring performance, energy and water consumption.
Washing machines shall be suitable for a power supply of 240 Volt/50Hz.
The Tender must include certification that the washing machines are compliant with both the
Australian Standards mentioned above.
Each Washing machine shall be solidly packed and movable parts secured to prevent damage during
transit.
33.7.3 Wash Bowl
The wash bowl is to be stainless steel.
33.7.4 Cabinet
A steel cabinet with appropriate corrosion protection and visible areas finished as below.
33.7.5 Energy and Water Efficiency
All washing machines shall be labelled with the appropriate energy and water star rating. While units
with a higher star rating will be preferred no unit with an energy star rating less than 3 and a water
star rating less than 4 will be considered.
33.7.6 Controls
Water level and water temperature.
Multiple wash and rinse options.
Indicator of the progress of the cycles.
Wash load size options.
33.7.7 Finishes
All finishes shall be easily cleaned and suitable for the location.
The external face of the cabinet shall be white enamel.
33.7.8 Safety Features
The washing machine shall be supplied with adjustable feet.
An automatic stop when the lid is raised or opened.
33.7.9 Capacities
Washing machines with the following approximate total capacity may be required with details of model
in each size is required:
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5.5 Kg of clothes
5.5 Kg of clothes
5.5 Kg of clothes
33.8
CLOTHES DRIERS
33.8.1 Scope
•
CLOTHES DRYER 4 kg
•
CLOTHES DRYER 5 kg
•
CLOTHES DRYER 6 kg
33.8.2 General
All clothes dryers shall tumble dryers and comply with all the requirements of the South Australian
technical Regulator and relevant Australian Standards and in particular;
AS/NZS 60335.2.11: Household and similar electrical appliances- Safety. Part 2.11: Particular
requirements for tumble dryers.
AS/NZS 2442.1: Performance of household electrical appliances- Rotary clothes dryers Part 1 Energy
consumption and performance.
Clothes dryers shall be suitable for a power supply of 240 Volt/50Hz.
The Tender must include certification that the clothes dryers are compliant with both the Australian
Standards mentioned above.
Each clothes dryer shall be solidly packed, and movable parts secured to prevent damage during
transit.
Clothes dryers are to be suitable for either standing on the floor or wall mounting. Wall mounting
brackets are to be supplied with the dryer.
33.8.3 Drying Compartment
The drying compartment shall be sized to take the loads specified below.
The drying compartment is to be thermostatically controlled.
The door of the drying compartment is to be fitted with a continuous seal.
The drum shall be smooth and either stainless steel or enamelled.
The drum will be controlled to give a reversing tumble action.
A front lint filter which is easily cleaned is required.
The front grill is to be adjustable so that the hot air can be directed towards a window.
33.8.4 Separate Rear Venting Kit
The dryer must be capable of being fitted with a separate rear venting kit to allow the unit to have
ducted venting.
33.8.5 Energy Efficiency
All clothes dryers shall be labelled with the appropriate energy star rating. While units with a higher
star rating will be preferred no unit with a star rating less than 1.5 will be considered.
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33.8.6 Controls
Temperature controls for at least a warm and hot cycle and have a safety thermostat heater.
Timer control for each cycle.
33.8.7 Finishes
All finishes shall be easily cleaned and suitable for the location.
The external finish shall be white enamel.
33.8.8 Safety Features
The clothes dryer shall be supplied with adjustable feet. The drum shall stop when the door to the
dryer is opened.
33.8.9 Capacities
Clothes dryers with the following approximate total capacity may be required with details of model in
each size required.
4 kilograms
5 kilograms
6 kilograms
33.9
REFRIGERATORS
33.9.1 Scope
•
Refrigerators 180 litres
•
Refrigerators 280 litres
•
Refrigerators 420 litres
•
Refrigerators 520 litres
33.9.2 General
All refrigerators shall comply with all the requirements of the South Australian technical Regulator and
relevant Australian Standards and in particular;
AS/NZS 60335.2.24: Household and similar electrical appliances- Safety. Part 2.24: Particular
requirements for refrigerating appliances, ice-cream appliances and ice makers
AS/NZS 4474.1: Performance of household electrical appliances- Refrigerating appliances. Part 1
Energy consumption and performance.
Refrigerators shall be suitable for a power supply of 240 Volt/50Hz.
The Tender must include certification that the refrigerators are compliant with both the Australian
Standards mentioned above.
Each Refrigerator shall be solidly packed; shelves are to be wrapped and movable parts secured to
prevent damage during transit.
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33.9.3 Food Compartment
The food compartment shall be of the size specified below.
The food compartment is to be well insulated and thermostatically controlled.
The door of the food compartment is to be fitted with a continuous seal.
The food compartment is to come complete with at least 3 removable shelves, crisper, a dairy
compartment interior light and have door storage bins.
33.9.4 Separate Freezer Compartment
A separate freezer compartment with door and a shelf is required.
Ice making trays or facility shall be supplied.
33.9.5 Energy Efficiency
All refrigerators shall be labelled with the appropriate energy star rating. While units with a higher star
rating will be preferred no unit with a star rating less than 3.5 will be considered.
33.9.6 Controls
Both the food storage compartment and the freezer shall be thermostatically controlled and meet the
performance requirements of AS/NZS 4474.1. The light to the food storage area is to be switched
such that it only comes on when the door is opened and automatically switches off when the door is
closed.
33.9.7 Finishes
All finishes shall be easily cleaned and suitable for the location.
The external face of the doors to the freezer and food storage shall be white enamelled door.
33.9.8 Safety Features
The refrigerator shall be supplied with adjustable feet, and come provided with wheels to at least the
rear supports to allow easy moving for cleaning.
33.9.9 Capacities
Refrigerators with the following approximate total capacity may be required with details of model in
each size required.
180 Litres
280 Litres
420 Litres
520 Litres
33.10 SPARE PARTS
Spare parts for all white good items ordered must be available for a minimum of ten years.
The successful tenderer must be willing to negotiate with the Trust’s nominated maintenance
contractors regarding the purchase of spare parts for whitegoods where repairs are not covered by
warranty.
Spare parts manual, CD ROM disc or web based access is to be made freely available to the Trust
and for purchase by the Trust’s nominated maintenance contractors.
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33.11 OPERATING, INSTALLATION & SAFETY PROCEDURES
The operating guide, installation instructions and safety procedures manual are to be provided with
each white good supplied.
34.
SUPPLY OF HOT WATER UNITS
NB: This section is an extract from the Housing SA Hot Water Unit Supply contractual
arrangement. It is contained here for information purposes only. The numbering has been
changed to ensure consistency within this document.
34.1
GENERAL
Hot water units will be supplied by the Hot Water Unit Supply Contractor and installed by the
Multi Trade Contractor. Unless the unit is specified by a Housing SA representative, the Multi Trade
Contractor will assess the requirements and select the appropriate unit from the contracted list of hot
water units.
Orders will be raised by the Maintenance Centre to the Hot Water Unit Supply Contractor for supply
and to the Multi Trade Contractor for the installation.
34.2
SUPPLY OF HOT WATER UNITS
Water heaters are to be suitable for domestic application.
The units are to be delivered in a finish suitable for their application as follows: - Zincalume® or
galvanised finish for ceiling installation.
Painted finish (factory) for floor mounted units or wall mounted units (continuous flow).
A warranty is required on all water heaters as follows: i) A full, free of cost, warranty including all options and accessories, against
faulty workmanship and materials, for a period not less than 12 months from
the date of installation.
ii) The inner cylinder shall have a full free of cost labor and replacement warranty
for at least the first five (5) years.
iii) The supply contractor must allow for the installer or another accredited installer
to carry out warranty work at no cost to Housing SA.
Warranty will begin from the day of first use. Installation dates of any new equipment installed
on properties owned by SAHT must be recorded on the invoice. If a Hot Water unit is replaced
during the warranty period details must be recorded on invoice prior to payment.
34.3
DELIVERY
The supply of hot water units to the Housing SA contractors for the replacement of unserviceable units
is critical. Therefore, for metropolitan Adelaide, delivery is required to be within 24 hours for orders
placed prior to 12 noon and 36 hours for orders placed in the afternoon during business days. For
country South Australia delivery is required to be within 48 hours of the order being placed.
Hot water units which may have been ordered incorrectly or are damaged are required to be picked up
by the Supplier at their own expense within 48 hours.
Delivery shall comprise of the unloading of the goods from transport and placement within the
nominated contractor’s compound, or the SAHT dwelling (as required) with written verification of
receipt.
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The Supplier is required to hold an adequate range of stock at a South Australian location, in order to
ensure reliable service and to meet delivery timeframes.
Each hot water unit shall be solidly packed and moveable parts secured to prevent damage during
transit.
All Goods are to come with all relevant pressure relief valves, drip trays and installation and
operating instructions. All valves associated with the hot water unit, and its connection to water
pipes, are to be supplied to allow for replacement when the unit is replaced.
34.4
DATA PLATE
Each unit will be supplied with a data plate with the following details:
• Manufacturers trade name.
• Model No.
• Serial Number.
• Warnings of any kind.
• Storage Capacity.
• Day/month/year of manufacture.
• Maximum rated energy input/output and efficiency ratings, in kilowatts or mega joules per
hour.
34.5
SPECIAL ANODES
Anode selection and supply shall be made in accordance with the manufacturer’s recommendations,
and in the absence of such recommendations shall be:
• In areas where the drinking water supplied has levels of Total Dissolved Solids over 400mg/L
(as measured and reported by the SA Water Drinking Water Quality Report) an Aluminium
sacrificial anode (Aluminium A5) will be used.
• In areas where the drinking water supplied has levels of Total Dissolved Solids between 50 and
400mg/L (as measured and reported by the SA Water Drinking Water Quality Report) a
Magnesium sacrificial anode (Magnesium M2) will be used.
34.6
2.4 KW ELEMENT EXCHANGE
Suppliers of electric boosted hot water services have been advised that Housing SA has instructed the
installers of hot water services that where Klixon Circuit Breakers are fitted they are to replace the
existing 3.6 kW elements with 2.4 kW elements. Suppliers are expected to provide an exchange
service where this occurs.
The Thermostatic control of all storage heaters shall be such that it will cycle through a temperature of
a minimum of 60°C in a 24-hour period.
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34.7
REPLACEMENT OF HOT WATER UNITS
To meet legislative requirements hot water units shall be replaced in accordance with the following
tables.
Replacement Guide Gas Water Units Class 1 (non walk –up flats) TABLE 1
EXISTING HWU
REPLACEMENT HWU
FEED TANK IN CEILING
1.
GAS STORAGE RATED 5 STAR OR ABOVE
2.
INSTANTANEOUS RATED 5 STAR OR
ABOVE EXT
LOW PRESSURE:
1.
GAS STORAGE RATED 5 STAR OR ABOVE
IN WALL BOX
FLOOR MOUNTED
BRACKET MOUNTED
2.
INSTANTANEOUS RATED 5 STAR OR
ABOVE EXT
INSTANTANEOUS EXT.
1.
INSTANTANEOUS RATED 5 STAR OR
ABOVE EXT
INSTANTANEOUS INT.
1.
INSTANTANEOUS RATED 5 STAR OR
ABOVE EXT
MAINS PRESSURE INT.
1.
GAS STORAGE RATED 5 STAR OR ABOVE EXT
MAINS PRESSURE EXT.
1.
GAS STORAGE RATED 5 STAR OR ABOVE EXT
LOW PRESSURE CEILING
1.
INSTANTANEOUS RATED 5 STAR OR
ABOVE EXT
Replacement Guide Electric Water Units – Class 1 (non walk up flats) TABLE 2
EXISTING HWU
REPLACEMENT HWU
FEED TANK IN CEILING
1.
MAINS PRESSURE ELECTRIC EXTERNAL
MAINS PRESSURE INT.
1.
MAINS PRESSURE ELECTRIC EXTERNAL
Standard Replacement
1.
MAINS PRESSURE SOLAR ELECTRIC
MAINS PRESSURE EXT. (NON HEAT PUMP OR SOLAR)2.
Where it is a non-standard replacement
See Note 3
HEAT PUMP
1 MAINS PRESSURE ELECTRIC EXTERNAL
MAINS PRESSURE EXT. (NON HEAT PUMP OR SOLAR)
LOW PRESSURE FLOOR
1.
MAINS PRESSURE ELECTRIC
1.
MAINS PRESSURE ELECTRIC EXTERNAL
OR BRACKET MOUNTED
LOW PRESSURE CEILING
Note 1: For a standard replacement the first preference is to install solar Hi-Line (roof mounted
close coupled).
Note 2: Where orientation to maximize solar capture is not available, heat pumps should
be installed provided location is suitable (relating to noise).
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Note 3: The Waterworks Direction states that a “standard replacement” is a situation where the
water heater to be replaced is located:
a.
b.
Out of the main part of the dwelling and its roof space, or in a shed or garage and,
At least 3 metres from all windows and doors of all class1A or class1B buildings
located on adjoining properties.
Adjoining property is any adjoining residential unit whether or not a legal boundary separates
the units.
The Step guide on
https://www.sa.gov.au/topics/water-energy-and-environment/electrical-gas-and-plumbingsafety-and-technical-regulation/plumbing-trades/residential-water-heater-requirements/waterheater-installation-requirements
heaters shall be used if any doubt exists.
Replacement Guide Solar Hot Water Units TABLE 3
EXISTING HWU
REPLACEMENT HWU
FLOOR MOUNTED UNIT WITH ROOF PANELS
1.
LIKE FOR LIKE
ROOF MOUNTED (close coupled) TANK & PANELS
1.
LIKE FOR LIKE
Replacement Guide Electric Heat Pump Hot Water Units TABLE 4
EXISTING HWU
REPLACEMENT HWU
HEAT PUMP
1.
LIKE FOR LIKE
Replacement Guide for Storage Units – Multi storey flats non Class 1 TABLE 5
EXISTING HWU
REPLACEMENT HWU
ELECTRIC STORAGE
1.
GAS STORAGE
1. INSTANTANEOUS
2. LIKE FOR LIKE
GAS INSTANTANEOUS
1.
LIKE FOR LIKE
LIKE FOR LIKE
Unless otherwise specified hot water units are to be replaced like for like, in size or the nearest
equivalent from the makes and models available through the ‘Hot Water Unit Supply’ contract.
The Installation Contractor will determine the type of hot water unit required and select the model from
the list of contracted units and advise the Maintenance Centre (telephone 1300 720 127) to arrange
delivery, providing the following details; property address, type of hot water unit required and delivery
address
After installation, the installation contractor will complete the warranty form, certificate of compliance
and return this documentation to the Accounts Payable with their invoice.
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34.8
HOT WATER UNITS SPECIFICATION
34.8.1 General
All Goods and their components are to comply with the relevant Australian Standards, and authorised
as required by AS 3498 -Authorisation requirements for plumbing products - Water heaters and hotwater storage tanks. The standards listed below for each type of Good shall be met but shall not be
considered as the only standards that apply.
The following attributes are required for all hot water units:
• Minimal maintenance;
• Ability for tenants to identify faults e.g. failed circulating pump;
• All units shall be suited to the climatic conditions of SA and in particular external units shall not
be affected by frost and operate in full sun with an air temperature of at least 500C;
• Details of different anodes or tank coatings to suit different water qualities;
• Tenants generally are not to have the ability to change the settings on the unit;
• Controls on the unit need to be straight forward and easy to understand. Units with
programmable pads and the like are generally not considered suitable, except in specialized
situations;
• Efficiency of the unit taking into account the likely use;
• Ease of replacement;
• Over temperature protection devices
• All units are to supply water at a minimum temperature of 60OC. In general units are to be set
onsite by the installer to a temperature between 65OC and 70OC and have the capability to be
raised to at least 70OC by a plumber trained by the manufacturer. In particular units used on sites
where thermostatic mixing valves are to be installed need to run at 70OC, or for continuous flow
units be able to be adjusted by the plumber to 70OC, to enable sterilizing of the system.
34.8.2 Electric Hot Water heaters
Electric water heaters may be required as either internal or external units and shall be
insulated using CFC free material. The heaters shall conform to Australian Standards AS/NZS
3350.2.35: (Safety of household and similar electrical appliances – Particular requirements –
Instantaneous water heaters) and AS/NZS 3350.2.21: (Safety of household and similar electrical
appliances – Particular requirements – Storage Water Heaters), AS/NZS 3161 (Approval and test
specification- Thermostats and energy regulators) and AS/NZS 4692.1 Electric water heaters, Part
1: Energy consumption, performance and general requirements.
Electric hot water units using a heat exchanger shall comply with AS 1361 ( Electric heatexchange water heaters- For domestic applications).
34.8.2.1
Electric Storage Hot Water heaters
Storage water heaters may be required as either internal or external units and shall
be freestanding. In addition to the above requirements they shall comply with AS
1056.1 (Storage water heaters, Part 1 : General requirements), AS 1056.2 ( Storage
water heaters, Part 2: Spe