New South Wales Guide To Standards And Tolerances 2017
New South WalesGUIDE TOSTANDARDS ANDTOLERANCES201713 32 20fairtrading.nsw.gov.au1GUIDE TO STANDARDS AND TOLERANCES 2017
DisclaimerThe content in this Guide is based on technical standards and industry tolerances thatdescribe (or refer to) what is considered an acceptable standard of finished workmanship inhome building construction.Please note that this is a guide only and that all other documents prescribing statutory andcontractual requirements, relevant to the state or territory legislation in which the work hasbeen undertaken and the contract for the work, take precedence over this Guide.Parties to a building project should agree on the standards they consider appropriate, andinclude comprehensive detail in the contract documents. The standards and tolerances inthis Guide only apply to the work (and agreed variations) covered in the relevant homebuilding contract. It should be noted that they may not apply to construction with secondhand or recycled materials and products. The use of these materials must be stated in thecontract, and must be fit for purpose and suitable for the proposed use.AcknowledgementThe New South Wales Guide to Standards and Tolerances 2017 was produced byNew South Wales Fair Trading.NSW Fair Trading would like to thank the Victorian Building Authority for their kindpermission to use the Guide to Standards and Tolerances 2015 as a basis for this publication.Copyright State of New South Wales (NSW Fair Trading), November 2016Revised January 2017The State of New South Wales, acting through NSW Fair Trading, supports andencourages the reuse of its publicly funded information. This publication is licensedunder the Creative Commons Attribution 4.0 licence. For more information rams and materials included in this publication have been reproduced byNSW Fair Trading with the kind permission of the copyright owner and SAI Global Limited(SAI). For the reader’s convenience, we have indicated the relevant Australian Standardwhich references the diagram or materials in question. These are all available forpurchase from SAI. For further information, please visit the SAI Global website atinfostore.saiglobal.com/store/2GUIDE TO STANDARDS AND TOLERANCES 2017
CONTENTS3AIntroduction8BAuthority of the Guide9CThe measurement of timeDThe measurement of tolerances11EInspecting surfaces from a normal viewing position13FRemedial work14GResponsibility to rectify14HRenovations, alterations and extensions15IBuilding maintenance – care of the building and site after completion16JAustralian Standards and other referenced material16KSchedule of References used in this Guide171SITEWORKS (PAVING AND LANDSCAPING)181.1Cracking in concrete paving181.2Finish to external concrete paving191.3Surface drainage192FOOTINGS, SLABS AND SETTING OUT202.1Foundation and site drainage – maintenance after occupation202.2Footings and slabs212.3Setting out the site212.4External building dimensions212.5Measuring internal building dimensions212.6Building dimensions222.7Finished floor levels222.8Levelness of concrete floors222.9Dimensions of building elements222.10Cracks in concrete slabs232.1 1Finish to concrete slabs232.12Repairs to exposed concrete slabs233MASONRY243.1Masonry types243.2Damage to masonry walls243.3Movement; control joints in masonry walls253.4Masonry construction253.5Blending and matching of masonry – repair work293.6Blending and matching of masonry – new work29GUIDE TO STANDARDS AND TOLERANCES 201710
3.7Masonry facing303.8Mortar for masonry303.9Voids and holes in mortar303.10Cracked masonry unit303.1 1Cleaning, mortar smears and stains303.12Masonry inside garages and similar spaces and under applied finishes303.13Vertical alignment of perpend joints303.14Horizontal alignment of bed joints313.15Base bed joint and base row of masonry313.16Masonry that overhangs concrete slabs313.17Damp proof courses313.18Raking of joints313.19Brick sills, sill tiles and shrinkage allowance for timber ty or plumbness of stumps or piles334.2Verticality or plumbness of steel and timber frames and exposed posts334.3Straightness of steel and timber frame surfaces334.4Packing under bearers344.5Timber shrinkage344.6Treads and risers in timber stairs344.7Fixing stud walls to concrete slabs344.8Bottom plates that overhang concrete slabs355WALL CLADDING365.1Leaks in wall cladding365.2Wall cladding366ROOFING376.1Leaks in roofing, flashings and accessories376.2Roof cladding376.3Roof tiles376.4Roof tile pointing376.5Overhang of roofing (tiles and sheet roofing)386.6Cutting of roof tiles386.7Valley gutter construction386.8Undulating tiled roof lines386.9Alignment of trusses396.10Verticality or plumbness of trusses39BACK TO CONTENTS4GUIDE TO STANDARDS AND TOLERANCES 2017
7PLUMBING407.1Plumbing407.2Water hammer407.3Pipe penetrations through external walls and inside cupboards407.4Water supply fixtures407.5Water drainage from baths, basins, sinks, troughs or the like408ROOF PLUMBING & GUTTER SYSTEMS418.1Positioning of gutters418.2Water retention in gutters418.3Joints in gutters418.4Fixing of gutters and downpipes418.5Flashings418.6Parapet flashings/cappings419WINDOWS AND DOORS459.1Installation of external windows and doors459.2Weather-tightness of windows, doors, and window and door frames459.3Door furniture459.4Internal door clearances459.5Distortion of doors469.6Sealing of door edges469.7Operation of windows and doors469.8Bowed window heads, sills and jambs4610PLASTERING AND RENDERING4710.1Verticality or plumbness of internal and external wall surfaces4710.2Straightness of internal and external wall surfaces4710.3Matching and repairing existing rendered surfaces4710.4 Cracking and other blemishes in rendered or hard plastered surfaceson a masonry substrate4810.5Repairs to applied finishes4810.6Movement; control joints – provision and cracking4810.7Covering movement control joints and damp-proof courses4810.8Cracking in applied finishes used over lightweight substrate4810.9Rendered surfaces4810.10 Cracking in external mouldings4910.11Plasterboard sheeting4910.12Other sheeting systems4910.13Level of finish for plasterboard4910.14Cracking in plasterboard, hard plaster and other plaster elements4910.15Cracking in cornices5010.16Cracking at junctions of dissimilar materials50BACK TO CONTENTS5GUIDE TO STANDARDS AND TOLERANCES 2017
10.17Straightness and alignment of plaster cornices5010.18Peaking or jointing in plasterboard5010.19Nail popping in surfaces5011INTERNAL FIXING5111.1Gaps associated with internal fixing5111.2Joints in fixing of internal mouldings5111.3Architrave quirks5111.4Bench tops, cabinet doors and drawer fronts5111.5Natural materials5111.6Manufactured material5211.7Rectification of defective natural materials and manufactured materials5211.8Joints in timber, stone and laminated bench tops5211.9Sealing around benches and items installed in benches5212FLOOR AND WALL TILING5312.1Floor and wall tiling5312.2Floor and wall tiling where the builder supplies the tiles5312.3Floor and wall tiling where the owner supplies the tiles for laying by the builder5312.4Floor and wall tiles where the owner supplies and lays the tiles5312.5Cracked, pitted, chipped, scratched or loose tiles5312.6Grouting and joints5412.7Flexible sealants to junctions5412.8Uneven tiling5412.9Lippage (stepping) between tiles5512.10Movement joints5513PAINTING5613.1Standard of painting5613.2Surface finish of paintwork5613.3Nail and screw fixings5613.4Natural characteristics and mechanical imperfections/damage5613.5Paint durability5614WET AREAS, DECKS AND BALCONIES5714.1General5714.2Wet areas5714.3Shower recess and components5714.4Leaks in waterproof decks and balconies5714.5Waterproof decks and balconies substrate5814.6Decks and balcony freeboard outside windows and doors58BACK TO CONTENTS6GUIDE TO STANDARDS AND TOLERANCES 2017
14.7Ponding on waterproof decks and balconies5914.8Calcification and efflorescence associated with decks and balconies5915FLOORS6015.1Timber flooring – shrinkage and swelling6015.2Timber flooring generally6015.3Gaps in exposed timber flooring6015.4Joint swelling in timber, plywood and particleboard flooring6015.5Nail popping in timber, plywood and particleboard floors6115.6Squeaking floors6115.7Springy floors6115.8Levelness of timber floor6115.9Splitting of timber decking6116ELECTRICAL6216.1Electrical6217POOLS AND SPAS6317.1Concrete pools and spas6317.2Premoulded fibre-reinforced plastic pools and spas6317.3Variations from documented dimensions in concrete pools and spas6317.4Variations from documented datum in concrete pools and ial damage due to restumping6418.3Floor levels after restumping6419GENERAL6519.1Appliances and fittings6519.2Faults and damage to appliances and s borer6519.6Termites6619.7Termite damage6619.8Cleaning6619.9Maintenance in relation to the performance of building foundations/footings6619.10Floor coverings68APPENDIX A69Relevant legislation69History of editions69BACK TO CONTENTS7GUIDE TO STANDARDS AND TOLERANCES 2017
AINTRODUCTIONEvery year, thousands of homes are constructed or renovated in New South Wales. Whilemost building projects are completed successfully, occasionally there may be concerns orunmet expectations that result in a dispute.Most home building disputes arise because of disagreements between building ownersand builders about the appropriate standards and quality of work. Although the minimumstandards for some aspects of construction are regulated, many aspects are not.Builders and building owners can help prevent disputes by agreeing on the standardsand quality of workmanship appropriate for the project when they enter into the buildingcontract, although they cannot apply standards lower than those regulated by the NSWGovernment. However, many home building contracts don’t include an agreed scope ofwork and standards.The NSW Guide to Standards and Tolerances 2017 (the Guide) has been developed forbuilders and building owners to use as a convenient reference to the minimum technicalstandards and quality of work. The Guide provides references to relevant areas oflegislation and provides guidance on areas of building standards that are not covered bylegislation. Building work that does not meet the standards outlined in the Guide could beconsidered defective.The Guide can be used to help resolve disputes about the quality and standards of work.However, it should be understood that this document is intended as a guide only, allother documents stating statutory and contractual requirements take precedence overthis Guide.BACK TO CONTENTS8GUIDE TO STANDARDS AND TOLERANCES 2017
BAUTHORITY OF THE GUIDEEach Australian state and territory has legislated to empower the making of buildingstandards and to control the key elements of a home building contract.Regulated building standards are predominantly contained within the NationalConstruction Code Series, Volumes 1 and 2, of the Building Code of Australia (BCA) whichis adopted into law by regulation. In a hierarchy, the regulatory framework for buildingstandards starts with the relevant Act of Parliament or Legislative Assembly, passes toregulations made under that Act, then to the BCA, to Australian Standards and otherdocuments adopted by reference in the BCA.The NSW Guide to Standards and Tolerances 2017 is only a guide and an advisorydocument. It is not a regulated standard and is not part of this hierarchy.Each state and territory has an Act to regulate the contents of a home buildingcontract and the responsibilities of parties. These Acts also require compliance withregulated building standards and require buildings and their materials to be fit for theirintended purposes.This Guide can be used to determine whether or not an item is defective only where thiscannot be done by reference to the contract documents, the relevant Australian Standards,the BCA or the relevant regulations. Where there is any contradiction or differencebetween the Guide and an Act, a regulation, the BCA or a building contract, all of thesetake precedence over the Guide. The Guide does not replace the requirements of theseother documents.Any reference throughout this document to the Building Code of Australia or BCA refers tothe National Construction Code Series, Volumes 1 and 2, Building Code of Australia.Some Australian Standards are referred to (whole or in part) in the BCA. The referencedparts of these Australian Standards take precedence over this Guide.Fittings, equipment and some materials used in buildings are often supported bymanufacturer’s installation instructions. The manufacturer’s installation instructions takeprecedence over this Guide.Application of the GuideThe Guide is intended to inform parties as to what is an acceptable standard ofworkmanship in home building work. It should be noted that builders, subsequent ownersand those purchasing from owner-builders or developers can also use this Guide toresolve possible disputes, irrespective of whether or not they were a party to the originalbuilding contract.This edition of the Guide is valid from 2017 and is applicable to home building contractsentered into from that date, or home building work that commences from that date(where there is no home building contract).BACK TO CONTENTS9GUIDE TO STANDARDS AND TOLERANCES 2017
CTHE MEASUREMENT OF TIMEAny time period mentioned in the Guide is to be taken to start at the date of completion ofthe building work as it is legislated in NSW.Generally, the date of completion is the day when the work carried out under the contractis completed in accordance with the terms of that contract, or the day the buildingowner is given the statutory certificate (ie. Interim Occupation Certificate, OccupationCertificate) that authorises the occupation or use of the building. A more precise definitionof the date of completion should be given in the contract associated with the buildingwork, ie. at completion of all contracted works the builder should issue the consumer(client) with a final invoice and a Practical Completion Certificate, which can also indicatethe commencement of the 90 day maintenance period and the commencement of thestatutory warranty period for the project.BACK TO CONTENTS10GUIDE TO STANDARDS AND TOLERANCES 2017
DTHE MEASUREMENT OF TOLERANCESThe tolerances in this Guide apply up to and including the length over which each toleranceis stated to apply. It is not intended that tolerances will be interpolated or proportioned tothe actual length of building element measured. For example, where the Guide specifies a4 mm maximum deviation measured over a 2 m length of wall surface, the Guide meansthat the same 4 mm deviation is to be applied over a 1 m wall surface or a 500 mmwall surface.The tolerance cannot be interpolated to mean a 2 mm deviation over a 1 m wall surface or1 mm deviation over a 500 mm wall surface. Similarly, deviations over longer wall surfaceswould be defects if the deviation exceeded 4 mm within any 2 m length of that surface.Horizontal, vertical and diagonal surface tolerances are to be interpreted in the same way.Horizontal surfaces eviations of a horizontal surface are to be measured from a datum nominated in theDcontract documents or inferred, if none is nominated. here there is a nominated or inferred datum, the maximum deviation from that datumWwill not exceed the deviation stated in the Guide. here no datum is nominated and a datum cannot be inferred, a datum level willWbe taken to be at the highest or lowest points in the building element, room or areabeing measured. Refer to diagram D(i). Horizontal flatness to be measured as shown inDiagrams D(ii) and (iii).Vertical surfacesDeviations of a vertical surface from a true vertical plane are to be measured from a plumbline through a plan position or reference point nominated in the contract documents (orinferred, if none is nominated). The maximum deviation of a vertical surface from thatplumb line will not exceed the deviation stated in the Guide. Refer to diagram D(iv).Vertical flatness to be measured as shown in Diagrams D(v) and (vi).Where diagrams are provided for the clarification of details, the diagram shows only detailrelevant to the issue and is not intended to be used as a general detail for construction.BACK TO CONTENTS11GUIDE TO STANDARDS AND TOLERANCES 2017
DTHE MEASUREMENT OF TOLERANCESDIAGRAM D MEASUREMENT OF HORIZONTAL TOLERANCESi) M easurement ofdeviation fromhorizontal/levelSpirit levelHORIZONTALLEVEL LINESurfacebeing testedii) Measurement of bowMaximumdeviationStraight edgeSurfacebeing testediii) M easurement of bow(horizontal flatness)MaximumdeviationStraight edgeEqual heightpacking toboth endsSurfacebeing testedMaximumdeviationVERTICALPLUMB LINEDIAGRAM D MEASUREMENT OF VERTICAL AND INCLINED SURFACESStraightedgeSpirit levelMaximumdeviationMaximumdeviationSurfacebeing testedSurfacebeing testedEqual HspacersMaximumdeviationBASE OF WALLiv) M easurement ofdeviation fromvertical/plumbBASE OF WALLv) M easurementof bow(surface flatness)BACK TO CONTENTS12GUIDE TO STANDARDS AND TOLERANCES 2017Straight edgeto be centredover bowBASE OF WALLvi) M easurementof bow(surface flatness)
EINSPECTING SURFACES FROM ANORMAL VIEWING POSITIONGenerally, variations in the surface colour, texture and finish of walls, ceilings, floors androofs, and variations in glass and similar transparent materials are to be viewed wherepossible from a normal viewing position, defined as looking at a distance of 1.5 m or greater(600 mm for appliances and fixtures) with the surface or material being illuminated by‘non-critical light’1, which is the light that strikes the surface, is diffused and is not glancingor parallel to that surface.WallDIAGRAM E NORMAL VIEWING POSITIONS1500mm1500 mmFloorCeiling1500m600mmmViewing fixtures and appliancesSlight variations in the colour and finish of materials do not always constitute a defect.1 Non-critical light is defined in appendix.B3 and D7 Australian Standard AS/NZS 2589. Refer also toCSIRO TR 90/1, Report No. L8 – 1992.BACK TO CONTENTS13GUIDE TO STANDARDS AND TOLERANCES 2017
FREMEDIAL WORKIt is envisaged that work to rectify defects will be carried out to match as closely aspractical the surrounding materials, finishes, levels and other characteristics of the existingarea. Sometimes, exact matching may not be possible.Structural rectification work may need to be designed by a structural engineer andinspected or certified by a building surveyor or certifier.Some rectification work may need to be agreed by way of a contract variation andvariation to a building permit or construction certificate before it is carried out.GRESPONSIBILITY TO RECTIFYA builder may not be liable to rectify building design and defects that do not arise from thebuilder’s or the builder’s sub-contractor’s work and design. Builders do not have to rectifydamage caused by the owner’s actions or those of other people engaged by the owner.Builders may be liable to repair damage caused to property in the course of completingtheir building work.Here are some examples: builder is unlikely to have to repaint a poorly painted wall that was painted by theAbuilding owner. builder is unlikely to have to repair a distorted gutter when the damage was causedAby an owner placing a ladder against the gutter. builder is unlikely to have to repair a stormwater drain that was properly constructedAand later blocked by tree roots. builder is likely to have to replace untreated pine in an external deck that was installedAby the builder, instead of the durable timber required for this structure. builder is likely to have to repair an existing window in a house that the builderAaccidentally damaged when constructing another part of the house.Where there is subsequent damage to the
The Guide can be used to help resolve disputes about the quality and standards of work. However, it should be understood that this document is intended as a guide only, all . A INTRODUCTION. 9 GUIDE TO STANDARDS AND TOLERANCES 2017. other documents.
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