Introduction
Work in the construction industry requires a sound understanding of various types of architectural drawings, their purpose and the differing aspects such drawings show.  Architectural drawings are in effect a language: To not be fluent in that language is akin to travelling through a foreign land totally reliant upon an interpreter, never quite sure that what you are being told is fact, fiction, or just that which the interpreter knows will make you feel good….

This text explores the various types of drawings used in construction work, how to read them, and how to draw out the necessary information from those other documents that often accompany them.   The first section offers an overview of the various types of drawings, their purpose and the key aspects to be found within them.  The second section covers common abbreviations and symbols used in architectural drafting and specifications.  The third and forth sections look more closely at the reading of various plans and how to find relevant information within them.  The fifth and sixth sections deal with the interpretation of various aspects of the specifications document.  

As with any language there are standard systems governing its expression.  In the case of architectural drafting these systems are outlined and governed by various Standards and Codes.  In Australia, the recommended standards for technical drawings are specified in:

• A.S. 1100.101 - 1992 Technical drawing - general principals
• A.S. 1100.101 - 1994 Amendment
• A.S. 1100.301 - 1985 Architectural drawing
• A.S. 1100.301 - 1986 Supplementary
• H.B. 47 - 1993 Dimensioning and tolerances

 

AS1100.101 specifies:

• the use of abbreviations
• materials, sizes, and layout of drawing sheets
• positioning, size and content of Title and Revision blocks
• the types and minimum thicknesses of lines to be used
• the requirements for distinct uniform letters, numerals and symbols 
• recommended scales and their application 
• methods of projection and of indicating the various views of an object 
• methods of sectioning
• recommendations for dimensioning including size & geometric tolerances
• conventions used for the representation of components and repetitive features of components

 

AS1100 Part 301-1985 and its supplement AS1100.301 Supp 1-1986 relate to architectural drawing practice before, during and after construction.

1. Identify types of drawings and their purpose
This section explores the different types of drawings and their purposes, from sketches through to full construction drawings.  In addition it covers the differing aspects of construction drawings and what information may be gleamed from them.

Drawing Types

Sketches
Sketches are drawings you will encounter during the design phase of a project. Typically sketch plans illustrate the general layout, form and aesthetics of a residence, building and/or site.

Initial Sketches

 Initial sketches are drawings used to sketch the site and services, the orientation and amenity of a proposed development.  Such sketches are seldom drawn to scale, providing only such information as will help a client ‘see’ where the designer is going with their ideas.  They can also help a client see the implications of their own ideas to a structure.

 

 

 

Sketch Plans or ‘Roughs’

 These are generally done to scale and hence offer true proportions for the client, council or other key stakeholders to consider.  These may be ‘pencil and stick’ (drawn by hand) or developed on a computer (Computer Aided Design, otherwise known as CAD).

Pictorial Drawings

The previous examples of sketches show what may loosely described as a basic form of ‘Orthographic’ projection.  Orthographic drawings give the familiar ‘plan’ (birds eye or top view), and ‘elevations’ (side views).   Orthographic drawings offer the viewer a flat plane depiction of a subject which, whilst useful for describing true lengths and proportions, is a actually not how we ‘see’ an object with our eyes.    

In addition, orthographic drawings generally offer only one side, face or ‘plane’ of a structure at a time (i.e.: plane, side elevation, front elevation etc.).

Pictorial drawings attempt to overcome this issue by various means.  Isometric and Oblique styles give views of three faces within the one view, with Oblique drawings shortening the lengths of the receding side to give more ‘realistic’ representation of the object. 

 

Perspective drawing is a more advanced form of pictorial drawing that provides very close approximation of how an observer really sees an object.  There are various forms of perspective drawing.  In its simplest form, the viewer sees things vanish back to one point only.  In its most realistic form, things vanish back to three points.   Generally drawings are worked to two vanishing points on the ‘horizon’ as shown on the next page.   

 

 

 

 

More information on pictorial and orthographic drawing may be found at:

http://toolboxes.flexiblelearning.net.au/demosites/series9/905/2_draw/draw_t3/htm/draw3_2_1.htm  and  http://www.khulsey.com/perspective_basics.html

Presentation Drawings

Architects often present artistically ‘rendered’ sketch plans or presentation drawings, to clients.  This is in order to assess ideas and concepts expressed in the plans in a more contextually inclusive manner.  These drawings are designed to help non technical people understand what the project will look like when complete, and where it will be situated.  As shown below, pictorial techniques are used in to advantage.

Construction Drawings

These are the ‘Plans’ as most people would understand them to be.  Construction drawings may also be known as ‘working drawings’ ‘architectural drawings’ or ‘Blueprints’. They are a set of detailed technical drawings providing all parties with the requisite information to quote, approve and or construct the building or structure.

Construction drawings use a standard layout of plans, elevations and detail sections defined in AS1100.101 and are generally drawn to scale of 1:100.  Specific aspects of a set of such plans will be at larger or smaller scales depending upon the detail required: I.e. Site plans may be at 1:500, whilst details might be as large as 1:5.  
Construction Plans:

• document the final design in complete detail, including all dimensions.
• provide an on-site construction manual, which, combined with the specification, contain all construction information during the construction phase
• allow builders, contractors and trades people to accurately perform their tasks
• allow structural, electrical, hydraulic and mechanical engineers to assess relevant aspects of the design
• allow off site component manufacturers to build components to the correct size and specification
• provide evidence of compliance with statutory regulations
• provide evidence in disputes
• submitted to relevant authorities for licenses and statutory approval
• show service details such as wiring, piping, ducts and waste disposal
• show roadways, pathways, parking areas, boundaries and landscaping
• are distributed to tendering builders and subcontractors.

 

A set of construction plans will consist of all or some of the following aspects:

• site plan and or location plan
• floor plan
• elevations
• sections
• footing plan
• bracing plan
• door and window schedules
• material and finishes schedule
• details (enlargements)
• overlay (new works to existing)

 

Site and Location Plans
The location plan offers generally a larger picture of the surrounding area.  Streets, lane ways or other information that ‘locate’ the site of works (such as the specific lot location) within a new suburban development for example, or perhaps that part of a large industrial or educational facility.  The Location is usually drawn to a small scale such as 1:1000

 
The purpose of the site plan is to make clear the location of the structure with regard to boundary lines, the contour or ‘lay’ of the land, and any existing structures, easements and or services immediate to the new works.  Scale at 1:200 – 1:500

 

Floor Plan
A Floor Plan is a horizontal cross section thought a building viewed from above. The purpose of a Floor plan is to detail all horizontal construction dimensions and the general layout of rooms and the like.

• the size and shape of the building, cupboards, halls and spaces
• thickness of all walls
• size and name of all rooms
• size of verandas, patios, porches
• position of fixtures such as baths, showers, toilets and basins
• the roof outline

 

There is a lot of informative on floor plans and are usually drawn to a scale of at least 1:100. 

Note: Dimensions to all construction drawings in Australia are in millimetres.

 

Elevations
Elevations show the side views of a building or structure and therefore show heights or vertical distances: hence their name ‘elevations’. 

In construction drawings, exterior elevations are drawn, showing the finished appearance. Each elevation is named according to the direction it faces i.e. NORTH, SOUTH, EAST, or WEST elevation. The elevations may show a lot of detail, but seldom much detail offered in the measurements.  Only height (elevation) measurements are offered along with ground lines and finished floor and ceiling lines. 

 

Sections
Sections or ‘cross sections’, are drawings used to show detail with greater accuracy by using larger scales.  Sectional elevations are cross-sections that cut vertically through a building.  The position of sectional elevations are shown on the floor plan by broken lines including arrow heads indicating the direction in which the section is viewed, and an alpha or numeric code by way of identification: I.e. A-A (see previous page – floor plan, and example section A-A below).

The sectional elevation shows such information as:

• height of floor above ground level (G.L.)
• ceiling height
• joinery line/height
• handrail height if applicable
• depth of footings
• Sill or head heights to windows

 

Bracing Plans

   This is effectively another floor plan, though generally with less detail.  It is used to show the type, length and position of bracing units.  It is generally accompanied by a bracing schedule and the calculations by which bracing requirements were determined.   
 
Overlay Plans
 Another form of simplified floor plan that shows how the new works will ‘overlay’ or attach to, an existing building.  This form of plan is requisite to renovation and extension works. 

Details
Detail drawings are enlargements of key areas of a building.  In drawing them, the designer gets a clearer picture in their own mind of how a structure might need to be built.  In reading them, the builder and client get a clearer picture of areas of work which are perhaps different to normal building practice, or particular to this specific structure. 

Examples include:

• Tie down
• Fixing details
• Key load bearing points
• Architectural features
• New material fixing requirements
• How to tie in with the existing structure.

  

Schedules
Aside from the bracing schedule described earlier, there are a number of other schedules that may appear on a set of construction drawings.  Of these, the most common are the Door and Window Schedule, and the Materials and Finishes Schedule

The Door and Window schedule provides information such as the type, dimension and materials of all windows and doors (internal and external) to the building.  This will include the glazing requirements: i.e. double glazed, solar tint, etc.  It is usually accompanied by a simplified floor plan showing window and door locations.
 

 The Materials and Finishes schedule provides relevant information on such things as concrete strengths and expected finish, cladding and linings, paint, tiles, framing timbers, decking at the like.

 

Service Details

These drawings are used to show details of services such as electrical wiring, plumbing, heating, ventilation and air-conditioning (HVAC), and plumbing. The scale varies depending upon the complexity of that being depicted.  These details are critical to those particular trades involved in the service installation.  Generally they form part of the construction drawings or plans discussed previously.

 

Amendment Drawings

An Amendment Drawing is used to document revisions to original drawings. The amendment drawing may replace the entire drawing, or part of a drawing depending on the scope of the change. The Amendment Drawing may have an Amendment or Revision Block above the title block or a revision number appended to the drawing number. The revision block will detail revision dates, sign off, etc. Revisions are marked on the plan with a triangle pointing to the affected area, with the revision number, and possibly details of the amendments.   

Task:

Look at the plan set provided then:

Explore the Australian Standards applicable to various aspects of plans and specifications and determine in what ways, if any, that the plans provided do not adhere to the recommendations in the codes.

Search on the internet, TAFE and or local library, or HIA, MBA or other building associations you may have connections with.   Include the BCA in your research if you can access it.  If possible obtain copies of the standards. 

 

2. Apply commonly used symbols and abbreviations

The previous section’s purpose was to develop a basic understanding of the common types of drawings and the various aspects of formal construction plans.  The purpose of this section is to explore the ‘written language’ of construction plans: that is, to interpret and apply the commonly used symbols, abbreviations and terms used in these drawings.  Like any language, by using  standardised, common words, symbols, abbreviations and terms, the risk of misunderstandings are reduced (though not eliminated). 

Symbols

Symbols are a culturally agreed array of objects, characters, or other concrete  figures that abstractly represent ideas, concepts, or desired responses.  I.e.: Road signs Traffic lights, road signs, First Aid signs etc..  

According to AS1100.301, symbols are used in plans where drawing to scale is impractical.   The standard also defines a set of manually drawn feature symbols, but recognises that there are numerous drawing templates and CAD programs with differing symbols. Some site plan symbols are defined in AS1100.401.
There are three main types of symbols

• Drawing (e.g. material renderings, door or window forms, line types)
• Fixture  (e.g. Plumbing: sink, basin, toilet etc)
• Services (e.g. electrical).  

 

Some Standard Electrical Symbols

Some Standard Fitting (Plumbing) Symbols

  

 

Note: Be aware that whilst some symbols are international, others are nation specific.  Some may even look the same but may actually have opposite meanings as you move from one country to another.  For example:
 

Some Standard Material Renderings
Some Standard line types

There are three main types of lines use in drawing to aid plan interpretation: continuos, dashed, and centre lines. 

Continuous lines are used to show the main elements of a drawing that may be seen directly in the specific view shown.  AS1100 applies different  meanings to different thicknesses though this is seldom strictly adhered to.

Dashed lines generally used to draw hidden detail, or detail at levels different to the plan (such as eave lines).  They may also be used in overlay plans or footing plans where existing meets the proposed works.   

Centre lines are a form of dashed line, the difference being a repeating pattern of short dashes (or dots) with long dashes.   Centre lines are used for many things other than marking centres, such as ceiling and floor lines, and section lines as shown in the figure below.

  

 

Abbreviations and Terms
Some construction information is presented on drawings as short notes.  These convey details such as alternate dimensions, colour, materials, finishes, and  draw attention to particular construction or design requirements and the like.

Notes may be annotated arrows, or as cross referenced lists. Abbreviations and standard terms allow notes on drawings to be as concise and clear as possible.
Abbreviations are shortenings of words, usually to save space or effort. The abbreviation is often achieved by using initials to form an acronym, or by omitting parts of the word, AS1100.301 defines a list of standardised abbreviations for use in architectural drawings.

Multiple glossaries of building terms are available on the internet however the student must take care that they are not only Australian, but are not simply adaptations of American or English lists (this same issue can come into play when researching symbols).  Some good Australian glossaries may be found at:

http://www.environment.sa.gov.au/heritage/glossary.html#building http://hsc.csu.edu.au/construction/glossary/3246/common_terms.htm

 

Some sample abbreviations are described below

Acronym	Term	Acronym	Term	Acronym	Term
AL	Aluminium	CC	Concrete Ceiling	RL	Reduced Level
AS	Australian Standard	CF	Concrete Floor	RSC	Rolled Steel Channel
AUX	Auxiliary	CTR	Contour	RSJ	Rolled Steel Joist
B	Basin	CORR	Corrugated	RWH	Rain Water Head
BRR	Bearer	D	Door	S	Sink
BLK	Block	DAR	Dressed All Round	SD	Sewer Drain
BDYL	Boundary Line	DP	Down Pipe	SEW	Sewer
BT		DW	Dish Washer	SF	Strip Footing
BRKT	Bracket	FC	Fibre Cement	SHR	Shower
BK	Brick	FFL	Finished Floor Line	SQ	Square
BV	Brick Veneer	FW	Floor Waste	SPR	Sprinkler
BWK	Brick Work	G	Gas	SWBD	Switchboard
BLDG	Building	GL	Ground Line	SWD	Stormwater Drain
BL	Building Line	HW	Hot Water Unit	T	Truss
BM	Bench Mark	HWD	Hard Wood	TC	Terra Cotta
CBL	Cable	KD	Kiln Dried	TM	Trench Mesh
CAB	Cabinet	MH	Man Hole	TR	Trench
CAN	Canopy	OUT	Outlet	TRH	Trough
CI	Cast Iron	OA	Over All	UB	Universal Beam
CW	Cavity Wall	OH	Overhead	U/C	Under Construction
CEM	Cement	P	Pier	U/G	Underground
CM	Cement Mortar	PBD	Plaster Board	UR	Urinal
CR	Cement Render	PBM	Permanent Bench Mark	V	Vent
CRS	Centres	PCC	Precast Concrete	VER	Version
CL	Centre Line	P/F	Plan of Subdivision	VERT	Vertical
CHY	Chimney	PF	Portal Frame	W	Window
CCT	Circuit	PM	Permanent Mark	WBD	Wallboard
CD	Clothes Dryer	RAD	Radius	WC	Water Closet (Toilet)
COL	Column	RF	Raft Footing	WRC	Western Red Cedar
C	Cooker	RHS	Rolled Hollow Section	WPM	Waterproof Membrane

3. Locate and identify key features on a site plan

As outlined previously, a site plan is a detailed drawing of a site from an overhead perspective. It identifies the position of the building or buildings on the site.  Site plans usually oriented with North to the top of the drawing, with all related drawings displaying a similar orientation (rational to their being viewed as a set of plans). Site plans are drawn to minimum scale 1:200.
Identify the building site from location drawings
The location of a building site will be shown on site plan as distances to boundary lines or neighbouring features such as roadways and adjoining buildings and features. The distance between the front of the building and the front boundary is often referred to as the set back, or front building line. Sometimes a location plan is used when the overall site is large. The location plan will show building site location relative to other sites, vicinity, or entire street.  
Task:
Using the plan set provided, identify the following:

• The name of the street on which the lot is located                                         
• The distance the proposed building is from the street boundary line                      
• The distance the existing building is from the side boundary line               

 

Identify true north and building orientation from the site plan. 
A compass pointer (North) is always shown on a site plan, and generally with North pointing to the top of the plan. Unless specified otherwise, it may be assumed that ‘True’ North, not ‘Magnetic’ North, is represented.  This allows the builder to ‘orientate’ the building appropriately on the site.  In addition all boundary lines will have their alignment (in degrees and minutes from North) shown along with their respective lengths. 
 

Task:
Using the plan set provided, identify the following:

• What is the length and alignment of the ‘North’ Boundary

                                                                                                                                                                                                                                

• The end of the building closest to the existing garage is facing in approximately which direction:

                                                                                              
Identify the key features of the site plan
Some of the key features of a site plan include: 

• location, orientation and size of the construction site
• datum
• access and egress
• contours and slopes
• major geographical and topographical features
• existing dwellings, buildings or other structures
• retaining walls
• drainage lines
• septic tanks and dispersion trenches
• paving
• set backs
• service connection points
• easements
• storm water disposal
• trees and vegetation

 

The datum in a site plan is the point which all other site levels refer to. The datum is usually given as a known height above sea level, or a ‘nominal’ height is offered such as 100.00m.  In some plans the term Reduced level (RL 100.00) is used.  The datum is generally an easily identifiable peg or mark from which the builder may work.  This peg or mark being identified on the plan as a TBM (Temporary Bench Mark), BM (Bench Mark), or PM (Permanent Mark): The latter however is generally only to be found outside of the site boundary on a pavement or some council serviceable location.

The Access and Egress features of a site plan show how to get in and out of a site, typically driveway crossovers, paths, right of carriage (use) etc.

Contours lines show the fall of the land.  The vertical height difference between on contour and another will depend upon the scale of the drawing, and the level of detail needing to be depicted.  Intervals 0.5 to 1.0 metres are common.  From the contour lines, the slope can be calculated. Each contour line will
display its level relative to either sea level or the datum.

Slopes or gradients are shown on elevations as a ratio Y: X, where Y is the vertical component and X is the horizontal component of a right angle triangle.  

Major geological and topographical features will include trees, rocks, waterways etc Existing dwellings, buildings or other structures on the site will be shown including their dimensions and distances from boundaries and the target building.

Easements confer rights of use of land to someone other than the owner.  The easement can also limit development over a nominated area of a site. A typical easement is a service easement allowing service providers’ access to the easement for maintenance purposes. The easement dimensions, distance from boundaries, and identifying codes are documented on the site plan.

Task:
Using the plan set provided, identify the following:

• The direction of fall on the site
• Approximate difference in ground height between the North West and South East corners of the new building                  
• What is the approximate area of the block

 

4. Identify and locate key features on drawings
The various aspects of construction drawings discussed previously show specialised and detailed elements of the proposed building and relevant surrounds.   This section focuses upon key features of these drawings with the purpose of teasing out the more commonly important detail. 

 

Task:
Using the plan set provided , complete the following table stating what it is you have found, which view it was found in, and on what drawing number (DWG number).

 

Q.	Question	Response	View	DWG No.
1	What is the width of the ensuite
2	What is the sectional size of the strutting beams over the living room
3	What is the difference in floor height between dining and living rooms
4	What is the eave width of the entry verandah
5	What is the floor to ceiling height for the master bed room
6	What is the wall height to the living room
7	What type of glass is in W12
8	What forms of insulation are allowed in the walls
9	What is the approximate pitch of the existing roof
10	How is the bearer tied to the dwarf wall and footing
11	What is the total bracing restraint provided for wind direction 1
12	What is the minimum the top edge of the strip footing may be below ground level
13	What is the sectional size of the verandah perimeter bearers
14	What is the terrain category for this site
15	What must be done to the ends of the Duragal bearers and joists.
16	Brace B2m offers how many kN of restraint
17	In which room is brace B2m located.
18	What is the ceiling height of the master bedroom entrance
19	What is the sectional size of the rafters to the lounge
20	What material are the lounge rafters to be made from
21	What scale is Detail 2-12 drawn at

Identify client requested variations
Clients may request variations to the constructions, requiring revised plans. The revisions will be recorded in the plan as a revision number appended to the plan number in the title block, and revision triangles pointing to the affected area on the plan. The affected area may also have a cloud drawn around it to specify the boundaries of the affected area.  The revision triangle will be labelled with the revision number and any explanatory notes.

5. Correctly read and interpret specifications

Drawings and Plans present construction information graphically; however there are types of information that are more effectively stated in writing. The specifications hold the written construction information and instructions that cannot be expressed in plans. The specification has legal standing, and forms part of the contract documents along with the working plans. The specifications and construction plans are used during the tendering process.

The specification sections detail:

• statutory requirements • owner’s obligations
• plans, permits and application fees
• the work to be carried out
• materials to be used
• standards used to determine the correct sizes of construction components

The specifications sections are grouped by trade, and ordered in the normal sequence of job activity during the construction phase. Builders specialising in project housing often use a standard specification. Standard specifications detail requirements common to buildings of the type, such as:

• compliance with standards and codes
• brickwork
• calculations
• framing
• hot water service provision

 

The specification may also include:

• materials lists
• Building schedules and quantities
• addenda
• performance data and material technical data
• levels and survey information
• stress, load and bearing calculations

Domestic Construction
In domestic construction the specification is often a schedule in the construction drawings.  Aside from a call for adherence to Australian standards nothing else may exist.  It is preferable, however, from both client and builder perspectives, to have something ‘tighter’.  ‘National’ specifications are available, such as that provided by ‘Natspec’ which cover all aspects at a minimal purchase cost.
 

Task:
Using the plan set provided, identify the following:

• On which page is the Materials and Finishes Schedule                          
• What is to be done to the existing masonry                                                             
• Aside from the handrail what other fall protection is to be provided to the decks when higher than 1.0m above ground level 

                                                                                                                                             
Identify and Apply Provisional Sum and Prime Cost Sums

A Provisional Sum (PS) is a sum allowed for in the contract to cover the cost of labour and material for work items when the extent of the work (and materials) could not be determined before construction begins.

The costs of PS items are estimated using either an industry standard construction data reference, such as Cordell’s Housing Building Cost Guide, or by experience.  These are then and listed and costed in an addendum to the Specification. Differences between the PS and actual costs are accounted for in the final statement of accounts.

Typical PS items included in a standard addendum are Rock Excavations, Retaining walls, landscaping and pools.
 

Task:
From the discussion, what factors inhibit the exact quoting of cost for works such as those listed above. 

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                

A Prime Cost (PC) is a sum allowed for in the contract, to cover the cost of items which the client or architect has not yet selected. The PC sums may cover the cost of labour and materials, or materials only. The PC items are listed and costed in the specification and in the addenda. Differences between the PC Sum and actual costs are accounted for in the final statement of accounts.
Task:
From the discussion, list 6 items that might be quoted at prime cost only.

                                                                                              

                                                                                              

                                                                                              

                                                                                              

                                                                                              

                                                                                              

Client Variations to Standard Specifications
Frequently the client will seek to have different items to those listed as PC in the standard specifications.  In such cases these must be listed in the building schedule (materials and finishes schedule for example) or a ‘Selection Schedule’ (a schedule that contains all specific selections for materials, and items that would otherwise be described as on a Prime Cost basis.  Some larger domestic project builders will have a list of ‘PC’ items which are fully costed and from which the client makes their choice prior to the signing of contracts. 
Interpret essential elements and apply to estimation, planning and supervisory tasks
Each section of the specification relates to a particular work effort, laying out in detail the builders’ responsibilities, the standards and codes applicable to the work item.
The Introductory section details:

• the purpose and scope of the specification
• the specification’s relationship to other documents
• what documents are included as part of the specification, such as addenda and schedules
• the legal precedence of the documents, i.e. which document is to be considered the correct in cases where the documents are inconsistent
• units of measurement, typically millimetres
• meanings of particular terms used, for example: “Special Details” means any extra documents included intended to further detail work
• standards referred to in the specification, such as Australian Standards or the BCA

It is important to read the introduction and check that all the specifications and related standards available.  If you are not familiar with the standards, read them.  Check for, and clear up inconsistencies with the architect or relevant authorities.  Make sure that tradesmen are aware of the standards and measurements to be used.

A Statutory Requirements section will itemise:

• Acts, Regulations and Codes that construction work must comply with, such as the Development Act, and
• licensing requirements of Acts and regulations for tradesmen engaged in the construction
• energy efficiency requirements the work must adhere to
• materials
• minimum quality such as new, merchantable
• treatment of defective • ownership of surplus materials
• Site signage responsibility
• sanitary accommodation responsibility

Builders need to understand how to comply with the relevant Acts and Regulations in the scope and nature of the work.  For example, it is critical to ensure all material delivered site is inspected for quality and quantity.  When this is not done the builder may become responsible for the missing or defective items.  Likewise it is a legislative requirement that a site sign and toilet block are erected prior to starting construction.

The Owners Obligations section lists the owner’s:

• duty to provide Surveyor’s Certificate and Engineer’s recommendations, if required, and at whose expense
• terms and responsibilities when engaging contractors or supplying materials
• provision of and payment for water, electricity, sewer services; communication and data services if required, to the site
• responsibility to make happen site clearance, including permits, fees and removal of trees, obstructions etc
• duty relating to the treatment of contaminated soil, such as testing removal and replacement
• onus to remove spoil • obligation to provide Development Approvals and relevant documentation,

A clear and open relationship with the client is essential to good management of construction.  

The Plans, Permits and Application Fees section includes:

• arrangements by the builder to lodge Permits and Fees
• a schedule of required Plans and Drawings, with the scales used and the information to be shown

Although this section may be short, it is critical. Construction cannot proceed without the appropriate permits, payment of fees, and complete plans and drawings being developed.  Check plans and drawings are complete and capable of submission for permits and approvals.  Make the owner and/or architect aware of any discrepancies and resolve any doubts.

The Site works section covers:

• the manner of setting out (accurately)
• the extent of top soil and footing excavations
• generally includes any engineer’s recommendations.

Based upon the site plan, or a more detailed contour plan developed by the builder of a contracted surveyor, an estimation of excavated spoil may need to be developed. 
The Foundations and Footings section lists:

• underfloor fill requirements
• Termite treatment or barrier to be used
• Under slab vapour barrier specification
• instructions and standards for placement, and support of reinforcement
• use of Bearers, Piers and Stumps
• grades, standards and procedures for Concrete
• construction requirements for Footings and Slabs, and Suspended slabs
• instructions for embedded pipes, sub-floor ventilation, rebates for masonry, and Curing

It is critical that the builder ensures that contractors have access to the relevant plans and specifications, and that they understand the requirements for this job specifically compared to those processes they might normally use.  All work should be monitored for compliance to the specifications.

Other sections of the document
There are numerous sections to a specifications document, and they vary according to the needs of the particular building company, architecturally firm, council, or government department.  Typically the document will include headings covering sections which are self explanatory such as:

• Effluent Disposal/Drainage
• Carpentry
• Steel Framing
• Roofing
• Masonry
• Claddings and Linings:
• Joinery
• Services (Plumbing, Electrical)
• Tiling, Painting, Bushfire Attack, Energy Efficiency Glazing  

 

Identification of Building Codes and Standards
You will find all the building codes and standards listed in the specification against the work item. The main code is the Building Code of Australia, produced by the Australian Building Codes Board (ABCB). The goal of the BCA is to: 

“Enable the achievement of nationally consistent, minimum necessary standards of relevant, health, safety, (including structural safety and safety from fire), amenity and sustainability objectives efficiently.”

The BCA has legislative standing in all states and territories of Australia. The BCA refers to certain Australian Standards. Where it does so, those standards also have legal standing. The specification will require that all and / or particular sections of work are to be carried out according to the BCA, particular Australian Standards, or that materials used comply with Australian Standards.
These may include:

• AS 1170 Structural Design Actions
• AS 1288-2006 Glass In Buildings - Selection And Installation
• AS 1397 Steel Sheet And Strip - Hot-Dipped Zinc-Coated Or Aluminium/Zinc-Coated
• AS 1445 Hot-Dipped Zinc-Coated Or Aluminium/Zinc-Coated Steel Sheet - 76 Mm Pitch Corrugated
• AS 1562 Design And Installation Of Sheet Roof And Wall Cladding - Metal
• AS 1604 Specification For Preservative Treatment - Sawn And Round Timber
• AS 1684 Residential Timber Framed Construction, Also Known As The National Timber Framing Code
• AS 1720 Timber Structures
• AS 1810 Timber - Seasoned Cypress Pine
• AS 1859 And AS 1860 Reconstituted Wood-Based Panels - Specifications – Particleboard
• AS 2047.2 Windows In Buildings - Construction, Installation And Maintenance
• AS 2049 Roof Tiles
• AS 2179 Specifications For Rainwater Goods
• AS 2269 Plywood – Structural
• AS/NZ 2588 Gypsum Plasterboard
• AS/NZ 2589 Gypsum linings in residential and light commercial construction
• AS 2796 Timber – Sawn And Milled Products
• AS 2858 Timber – Softwood – Visually Stress-Graded For Structural Purposes
• AS 2870 Residential Slabs And Footings
• AS 2904 Damp-Proof Courses And Flashings
• AS/NZS 3000 Electrical Installations (known as the Australian/New Zealand Wiring Rules)
• AS 3600 Concrete Structures
• AS 3660 Termite Management
• AS 3700 Masonry Structures
• AS 3786 Smoke Alarms
• AS 3958.1-2007 Ceramic Tiles - Guide to the installation of ceramic tiles
• AS 3959 Building in bushfire-prone areas
• AS 4055 Wind Loads For Housing
• AS 4200 Pliable Building Membranes And Underlay – Materials
• AS/NZS 4455 Masonry Units And Segmental Pavers
• AS 4785 Timber - Softwood
• AS 4786 Timber Flooring - Sanding And Finishing
• AS/NZS 4859.1 Materials For The Thermal Insulation Of Buildings

As may be seen, there are many standards that may apply. The legal obligation to comply with these standards may be due to their inclusion in the BCA, other codes, or mention in the specification or schedules. The BCA is updated every year, and standards can be subscribed to.
 

Task:

• Using the plan set provided, identify Three areas of work not covered by any aspect of the plan and for which a section of a specification would be required   

• The specification forms part of which set of document?

• In which document(s) could customer Variations be listed?

• What two main sets of standards or codes are referred to in the specification?

 

6. Identify non-structural aspects to the specification
Non-structural aspects of a specification generally cover those elements of a building not instrumental in bearing a load or resisting some force (such as uplift, lateral wind forces, or earth pressure on a retaining wall for example).  Two common non-structural aspects are:

• services such as plumbing and electricity
• installation of most PC items such as appliances, fittings, tiles and the like.

Identifying the key features of products in the specification
Typically the specification lists these groups of products

• Masonry (though may stipulate load ratings and weathering capacity)
• Cladding
• Linings
• Joinery
• Flooring
• Tiling
• Electrical fittings
• Plumbing fittings
• Hardware fittings
• Insulation
• Appliances

 

Generally the standard specification will allow for the client to have input into most of these items.  The choices being based upon aesthetic and service value to which the client will often seek the builders opinion or advice.   However, as with the masonry listed above, the standard may specify some constraints upon choice due to energy efficiency requirements (in the case of appliances, plumbing fixtures, window frames or even flooring), and or structural integrity (such as the capacity of glazing to withstand wind forces). 
 Task:

• Using the construction plans provides list 5 non-structural elements for which the client might wish to have input into determining the specific form of material or item.

• In the construction plans provided, what evidence is there that the client has already had input into determining some aspects of the materials or finish.  

• By referring to in the plans provided and the energy efficiency audit, explain why the timber flooring in the living room could not be changed to a cheap floating floor without some other alterations to the design.