Build to Lock-Up Inclusions
All labour to install the following materials to lock up stage only.
Cypress bearers and joists for first floor platform and verandahs/decks if applicable.
Cypress tongue and groove solid logs for external walls. All sealant tape and sealant pads installed.
Cedar plain awning windows and doors complete with flashing. Special rebated cypress architraves for windows in log walls, both internal and external, and plain external window architraves for those windows in gable or dormer frames.
Yellow tongue panel flooring for lower level flooring.
Wet area panel flooring for lower floor bathroom and laundry. Upper floor wet areas include T&G flooring which must be overlaid with cement sheeting (not included) before water-proofing.
100mm pencil round cypress decking to verandahs and decks.
85mm Cypress kiln dried tongue and groove structural platform floor, to upper floors only, not considered to be an exposed feature floor (forms ceiling lining and should be carpeted).
Cypress internal wall, gable and dormer frames
Laminated oregon or cypress first floor beams if two storey. Cypress or oregon deep joists for second storey floor including solid blocking throughout.
Cypress external vertical shiplap cladding for gables and dormers (includes sarking).
Cypress (Oregon used on selected designs), ridge board, rafters, collar ties, outriggers and fascia. If oregon is used for the roof structure, external fascia and barge boards are cypress or hardwood for durability.
Cypress 125mm x 125mm square verandah posts.
85mm unseasoned Cypress tongue and groove ceiling lining over rafters (does not include porches or verandahs).
Cypress or treated pine roof battens.
Fire retardant sarking for gables and dormers and 50mm building blanket insulation with foil attached for the main roof.
Corrugated colorbond roofing, gutters, flashing and trims. Downpipes (to floor level only) supplied only.
External door furniture in polished brass or florentine bronze (does not include dead-bolts). All hinges florentine bronze steel.
All required hardware such as cyclone rods and trip-l-grips (except wind category & tiedown hardware).
Plans, specifications and certificate of adequacy for council approval. Does not include contour maps, driveway plans or engineers details for high wind, snow loading, cyclone, poor soil or mine subsidence areas.
Build to Lock-Up Does Not Include:
x Site costs such as:
x Delivery or off-loading at site.
x Any excavation works including cutting, filling or excavation for driveway, footpath, septic tank, biocycle, plumbing, electrical or telephone wiring.
x Brick piering or concrete pads/footings.
x Concrete slabs for carports, garages or curtain walls or for the enclosing of the dwellings sub floor.
x Boundary peg, clearing of land, sediment control, excavations, driveway or access construction
x Power, water, gas or sewer connections.
x Council fees or Home Owners Warranty fees.
x Engineer's specifications for wind category above W33, snow loading, driveway design, retaining wall, slabs or soil classification.
x Electrical/Gas wiring, fittings or appliances and services thereto.
x Plumbing fittings, installation of downpipes, water systems, fittings and services thereto.
x Fly screens for windows or doors.
x External stairs, landings and handrailing/balustrading to stairs and decks.
x Any internal finishings including; P.C. items, tiling, appliances and cupboards.
x Any sanding, sealing or staining of wooden floors or floor coverings of any sort.
x Interior stud wall cladding, internal doors, internal trims or handrails/balustrading to stairs and lofts.
x Fireplaces, heating or cooling services, fans, light fittings, floor coverings or furnishings.
x Internal or external paint and/or sealing.
NOTE : After Contract Signing, any changes from standard inclusions will incur an $1000.00 fee and a Variation to Contract will be drawn up with an invoice to follow for 50% of the variation followed by the balance when work complete. Before contracts are signed, clients may vary the standard inclusions without incurring the variation fee.