Have you ever wondered what this is in your garden?
Perhaps you have seen ‘ORG’ on a drawing.
Well the answer is it’s called an Overflow Relief Gully. It needs to between the house and the connection to the main sewer.
An ORG is a vital part of protecting your house against Sewage blockages in the main causing an overflow inside your house.
The grate is set 150mm below the level of the lowest waste water fitting in your house. Normally the shower drain or Floor Drain. ( In cases where the 150mm minimum height cannot be achieved, a reflux valve should be installed in addition to the ORG)
In the event of a sewer blockage the sewage can flow out of the ORG. Not very nice!…….. but much better than flowing out across your floor.
To make sure it works when you need it:
DON’T landscape over it!
DON’T put a plant pot …… or anything else, on top of it!
The Internal Frame is the key structural element in most Brick Veneer House Construction.
In more lightweight structures such as timber cladding and lightweight render it takes on an even more of the structural loads.
The overall frame is composed from a number of individual wall panels, which when fixed to the base, and fastened together, form a rigid box like structure.
Structural Loads
The frame carries several main structural loads:
It takes the load of the roof, and any upper floors, down to the foundation.
It resists the wind trying to push the whole building over.
It provides lateral support for the brick walls.
Holds the windows in place.
It gives a secure fixing point for the internal wall and ceiling lining boards.
In the case of weatherboard or lightweight render construction it supports the outer skin of the building.
Additional Functions
Provides a route and fixing points for cables and pipes.
There is a lot of rubbish talked by big builders about sustainability costing you more!
In my opinion considering sustainable design for your new home will save you money as well as the environment. Here are three reasons why:
Size
A key sustainability principle is to minimise the use of resources. Getting a Smaller House means you save money on materials. The smaller house also has less wall and roof area where heat is lost. Reducing the size by 20% should reduce heat transfer through the roof by the same amount, and reduce the heat transfer through walls by around 10%.
Orientation
Getting the Correct Orientation can add an extra star to the house energy rating at no extra cost, which is going to save on your heating and cooling costs. It will also fill your house with light without causing overheating in summer.
Right Sizing Windows
Windows are the least effective element of the house as far as heat transfer is concerned, even if double glazed. Most windows are also much bigger than they need to be. Reducing windows on the West and East of the house and reducing the size on the South is normally a no cost option.
Get these things right and you will be saving money on the mortgage, and on your heating and cooling bills.
The concrete pavement comprises the actual slab and its foundation known as the ‘Subgrade’
Subgrade
A lot of concreters will say a concrete slabs don’t need any foundations……That’s Bulldust!
The area around your new home is likely to have had service trenches dug across it and be churned up by construction activity, which is not going to provide a strong enough base.
Basically you need to get rid of all unsuitable (soft) material including topsoil.
It needs to be replaced with a minimum of 100mm of suitable subgrade material such as roadbase.
A small strata development is a way of retaining an existing house and providing a rear Block. It is an alternative to a Battle Axe Block. This plan shows a typical Small Strata Development.
With this type of development there are 3 Titles as follows:
A block title, of reduced size for the original house
A block title for the new block shown in red on the plan
An area of common title which is jointly owned by the owners of both blocks
So what are the issues if you are thinking of buying the back block for you new home?
Driveway
If the common driveway is completed it may well get damaged during construction.
Getting agreement about driveway repair can be difficult.
Getting agreement from your neighbour to use the access for during construction can be difficult.
Sharing a driveway means that your parking options are limited and can lead to disputes.
Looking after the shared driveway is like some of the Community Title issues.
Additional Service Costs
You will be need to bring in some, if not all, of the following service for an extra 20-30m.
Power.
Phone.
Water, could be two services if you want recycled water.
Gas, if it is available.
Storm water drainage, can be a problem if property drains to road.
The sewer is usually at the back of the block but check before you buy.
Additional Building Costs
I have heard additional building costs of more than $15,000 for these blocks because they are Restricted Sites
If you are serious about wood fired heating you are going to have to think about storage.
How Long Do You Need To Store?
Firewood should be seasoned, until it is thoroughly dried out.
For freshly cut wood that typically means for at least 2 years.
Wood gathered from the forest floor still needs at least a years storage.
Unseasoned wood doesn’t burn as efficiently as seasoned wood. The difference is noticeable, and some of the problems are:
The volatile components won’t ignite such as creosote.
The volatiles are deposited as a black mess (which is highly flammable once it dries) on the inside of the flue.
There will be too much smoke.
There will lot of steam going up the flue, Which carries a lot of the heat with it.
Storage Locations
As Enough Wood for a Year is around 10 cubic m you need to be able to store around twice that amount.
This can be split between 3 places:
An open storage for the first years storage. (The timber will still dry even though it is being rained on)
A roofed storage for the second years storage. (Make sure this, and the first years storage is well away from the house)
A day or two storage next to the door.(I just use a wheelbarrow)
What Not to Do
One of the things I sometimes see in those trendy magazines is firewood storage next to the fire. A bad idea in my opinion there is going to be a lot of spiders and other insects in the firewood.