Plan Review: 91 Issues Found

Summary: 36 index entries | 34 perfect matches | 1 mismatched | 1 missing Mismatched (1): A1-04: Expected: LANDSCAPE PLAN (A1-04) | Actual: FITZROY HOUSE 01 (A1-04)(p9) Missing (1) — listed in drawing index but not found in the document: Architectural: - A0-00 COVER

Why it matters: Addressing this before construction prevents rework and supports code compliance.

Suggested next step: Review drawings and specifications to resolve before construction.

RFI draft: Please clarify: Drawing Index Audit: 1 missing, 1 mismatched out of 36 sheets

Summary: The GA Floor Plan shows the kitchen sink located centrally within a kitchen island. In direct contradiction, the Slab Plan + Plumbing and Drainage drawing shows the 'SINK' located against the western perimeter wall near grid C, with its waste pipe routing directly out to an exterior Gully Trap.

Why it matters: Plumbing for an island sink must be roughed-in under or within the concrete slab prior to pouring. If the slab is poured according to the current plumbing plan, there will be no under-slab drainage or water supply provided for the island sink. Relocating drainage to an island after the slab is po...

Suggested next step: Please confirm the correct location for the kitchen sink. If it is located in the island as shown on the Architectural Floor Plan, please update the Plumbing and Drainage Plan to indicate the required under-slab waste pipe and water supply routing to the island.

RFI draft: Please confirm the correct location for the kitchen sink. If it is located in the island as shown on the Architectural Floor Plan, please update the Plumbing and Drainage Plan to indicate the required under-slab waste pipe and water supply routing...

Summary: The Bracing Plan specifies a 3.3m continuous bracing element (P2 GS1-N 3.3) on the right exterior wall of Bedroom 1, graphically shown starting from the top right corner. However, the Dimension Plan and Lintel Schedule show that this wall contains a window (W03) with a 610mm span, located just 850mm from the top inner corner. A 3.3m bracing element installed from the corner as drawn will overla...

Why it matters: Standard wall bracing relies on continuous lengths of lined framing to achieve its rated shear capacity. Interrupting a specified 3.3m bracing element with a window opening invalidates the bracing design, which will lead to structural non-compliance and permit rejection.

Suggested next step: Please clarify the bracing design for the right exterior wall of Bedroom 1 (Grid P). The specified 3.3m bracing element (P2) as drawn conflicts with window W03. Should the bracing element be shifted down to the solid wall segment below the window, or should the window/bracing ...

RFI draft: Please clarify the bracing design for the right exterior wall of Bedroom 1 (Grid P). The specified 3.3m bracing element (P2) as drawn conflicts with window W03. Should the bracing element be shifted down to the solid wall segment below the window,...

Summary: The cross section drawing labels the skylights as 'Velux FS skylight' at both lightwell locations. The specification section 4554VS, clause 4.2, explicitly requires 'Model: FCM Low Pitch Fixed' with type/size 895x1527mm (code: 3055) for a 10-degree metal longrun roof. The Velux FS (deck-mounted fixed skylight) and FCM (curb-mounted fixed skylight) are fundamentally different products with diffe...

Why it matters: Ordering and installing the wrong skylight model would cause significant cost and schedule impacts. The FS model uses deck-mounted installation while the FCM uses curb-mounted installation, meaning the roof framing, curb construction, and flashing details are entirely different. Installing an FS ...

Suggested next step: Request the architect confirm the correct skylight model for Section 1. The specification clause 4.2 requires VELUX FCM Low Pitch Fixed (code 3055, 895x1527mm) but the drawing labels show 'Velux FS skylight'. Please confirm the drawing should be revised to show FCM model, and ...

RFI draft: Request the architect confirm the correct skylight model for Section 1. The specification clause 4.2 requires VELUX FCM Low Pitch Fixed (code 3055, 895x1527mm) but the drawing labels show 'Velux FS skylight'. Please confirm the drawing should be r...

Summary: Details 2 and 3 on this sheet (SOFFIT CLADDING EXTERNAL CORNER and SOFFIT CLADDING INTERNAL CORNER) clearly depict profiled corrugated metal cladding fixed with screws through 20mm castellated timber cavity battens for the soffit linings. However, specification Section 4239 SOFFIT CLADDING exclusively specifies timber board cladding, and the selection at clause 4.1 nominates 'Abodo Vulcan Panel...

Why it matters: This is a fundamental material conflict. If the contractor procures and installs profiled metal cladding to soffits per the drawings, the work will not comply with the specification. Conversely, if the contractor follows the specification for timber T&G, the corner details shown on this sheet wil...

Suggested next step: Please clarify the specified soffit cladding material. The specification Section 4239 clause 4.1 requires Abodo Vulcan Panelling TG9 140x10 V-Groove timber board for soffits, but drawing details 2 and 3 on sheet A5-03 show profiled metal cladding at soffit corners. Please conf...

RFI draft: Please clarify the specified soffit cladding material. The specification Section 4239 clause 4.1 requires Abodo Vulcan Panelling TG9 140x10 V-Groove timber board for soffits, but drawing details 2 and 3 on sheet A5-03 show profiled metal cladding ...

Summary: The drawing note states 'All skylight glass types to be toughened double glazed with argon gas fill and low E coating,' implying both panes are toughened glass. However, the specification Section 4554VS clause 2.3 explicitly requires the VELUX proprietary insulated double-glazing unit to comprise 'an inner pane of laminated glass, and outer pane of toughened safety glass.' The drawing's blanket...

Why it matters: For overhead/sloped roof glazing such as skylights SL1 and SL2, a laminated inner pane is a critical safety requirement. If the glass breaks, the laminated interlayer holds the fragments together and prevents them from falling on occupants below. Ordering or installing an all-toughened unit inste...

Suggested next step: Request the architect revise the drawing note regarding skylight glass types to align with the specification Section 4554VS clause 2.3, which requires VELUX proprietary double-glazing with an inner pane of laminated glass and an outer pane of toughened safety glass with NEAT c...

RFI draft: Request the architect revise the drawing note regarding skylight glass types to align with the specification Section 4554VS clause 2.3, which requires VELUX proprietary double-glazing with an inner pane of laminated glass and an outer pane of toug...

Summary: The drawing general note states "All windows to be Grade A PVB laminated to NZS4223.3 Table 3.1", indicating laminated glass for all windows. However, the specification Section 4610 for Insulating Glass Units explicitly requires "Outer glass type: Toughened" and "Inner glass type: Toughened" for all windows and doors. Laminated and toughened are fundamentally different glass types with differen...

Why it matters: This conflict would lead to the wrong glass type being ordered and installed. If laminated glass is supplied per the drawing note instead of toughened IGUs per the specification, the entire glazing package would need to be remanufactured, causing significant cost overruns and schedule delays. The...

Suggested next step: Please clarify the glass type for all windows. The drawing note calls for Grade A PVB laminated glass while the specification Section 4610 requires toughened glass for both inner and outer panes of IGUs. Which requirement governs? Should the windows use toughened IGUs as speci...

RFI draft: Please clarify the glass type for all windows. The drawing note calls for Grade A PVB laminated glass while the specification Section 4610 requires toughened glass for both inner and outer panes of IGUs. Which requirement governs? Should the windo...

Summary: The drawing details show exterior deck framing using H3.2 treated timber with JH47x90 joist hangers (Details 1 and 4) and Lumberlok CPC80 cleats (Detail 2) that are not designated as stainless steel. Meanwhile, the BS51 and BS52 brackets in the same details ARE explicitly noted as 'SS' (stainless steel), demonstrating the drawing does designate SS where intended. The specification Section 3821 ...

Why it matters: Using non-stainless-steel connectors with copper-based preservative treated timber (CuAz, ACQ, etc.) causes accelerated galvanic corrosion of the steel connectors. This compromises the structural integrity of joist-to-bearer connections over time and can lead to premature deck failure. If discove...

Suggested next step: Request the architect/engineer confirm that all joist hangers (JH47x90) and cleats (Lumberlok CPC80) used in exterior deck construction with H3.2 treated timber must be stainless steel grade, in accordance with Section 3821 clause 2.13. Update Details 1, 2, and 4 on sheet A5-0...

RFI draft: Request the architect/engineer confirm that all joist hangers (JH47x90) and cleats (Lumberlok CPC80) used in exterior deck construction with H3.2 treated timber must be stainless steel grade, in accordance with Section 3821 clause 2.13. Update Det...

Summary: The drawing explicitly labels D01 as a 'Fairview T05AV Premium Entrance Door with Sidelight'. The specification section 4.8 requires all hinged doors to be 'Fairview Architectural Series Linear AL40' on the 40mm platform. The T05AV Premium is a completely different product line from Fairview Systems with different frame profiles, sill details, and installation requirements. Furthermore, section...

Why it matters: Ordering and manufacturing the wrong door product would cause significant cost and schedule impacts. The T05AV Premium has different frame dimensions, flashing interfaces, and structural performance characteristics compared to the Architectural Series Linear AL40. If manufactured as drawn, the do...

Suggested next step: Request the architect confirm whether D01 should be changed to Fairview Architectural Series Linear AL40 Hinged Door per specification section 4.8, or whether the specification should be updated to accommodate the Fairview T05AV Premium Entrance Door. Clarify all associated in...

RFI draft: Request the architect confirm whether D01 should be changed to Fairview Architectural Series Linear AL40 Hinged Door per specification section 4.8, or whether the specification should be updated to accommodate the Fairview T05AV Premium Entrance D...

Summary: The Wall Framing Legend directs that all 'Load Bearing and Non-load Bearing' walls be fixed to the slab using 'Ramset Zinc Electroplated 75mm Washered Drive Pins at maximum 1200 mm centres'. However, Specification 3821 Clause 3.7 mandates that execution comply with NZS 3604. Under NZS 3604, powder-actuated fasteners (drive pins) are strictly prohibited for securing external and load-bearing wal...

Why it matters: Using drive pins at 1200mm centres for load-bearing and exterior walls provides drastically insufficient uplift and shear capacity. This creates a severe structural vulnerability, fails to meet wind and earthquake loading requirements, and will result in the structure failing framing inspections....

Suggested next step: Clarify and revise the bottom plate fixing notes to comply with NZS 3604. Differentiate fixing methods: specify M12 bolts or compliant proprietary anchors at 900mm max centres (with appropriate HDG/Stainless corrosion resistance) for exterior/load-bearing walls, and limit driv...

RFI draft: Clarify and revise the bottom plate fixing notes to comply with NZS 3604. Differentiate fixing methods: specify M12 bolts or compliant proprietary anchors at 900mm max centres (with appropriate HDG/Stainless corrosion resistance) for exterior/load...

Summary: The drawing's Plumbing & Drainage Legend explicitly specifies the Sanitary Sewer (SS) as "100Ø at 1:100 fall". However, the SERVICES Notes on the drawing and Specification section 7421 both require compliance with NZBC G13/AS1. Under these referenced plumbing codes, the minimum allowable gradient for a 100mm sanitary/foul water drain is 1:60 (1.65%). A gradient of 1:100 is generally only permit...

Why it matters: Installing a 100mm sanitary sewer line at a 1:100 gradient will result in insufficient self-cleansing velocity. This leads to solid waste accumulation, frequent blockages, overall system failure, and will fail mandatory council plumbing inspections.

Suggested next step: Revise the sanitary sewer design to indicate a minimum fall of 1:60 for all 100mm SS pipes to comply with NZBC G13/AS1, or increase the pipe size to 150mm if a 1:100 fall is dictated by site invert level constraints.

RFI draft: Revise the sanitary sewer design to indicate a minimum fall of 1:60 for all 100mm SS pipes to comply with NZBC G13/AS1, or increase the pipe size to 150mm if a 1:100 fall is dictated by site invert level constraints.

Summary: Specification section 4241RI clause 3.4 mandates placing isolators between metals and treated timber. Clause 2.6 specifies the cavity battens as minimum H3.1 treated timber. However, the drawings show the metal cladding and steel flashings fixed directly to the timber cavity battens. The 'DPC separation layer' is incorrectly positioned behind the batten rather than between the metal and the tre...

Why it matters: Fixing coil-coated steel directly to H3.1 treated timber without an isolating layer will cause rapid galvanic corrosion of the metal cladding and flashings due to the chemicals (e.g., copper) in the timber treatment. This will result in premature failure of the weather envelope and void the manuf...

Suggested next step: Please revise the cladding details to show an approved isolator (such as a DPC strip) placed directly between the metal cladding/flashings and the treated timber cavity battens, in accordance with the separation requirements.

RFI draft: Please revise the cladding details to show an approved isolator (such as a DPC strip) placed directly between the metal cladding/flashings and the treated timber cavity battens, in accordance with the separation requirements.

Summary: The keynote legend on the North Elevation (sheet A4-02) identifies the structural post ST.P1 as a 'GL8 timber post', indicating Glulam (Glued Laminated Timber) grade 8. However, the referenced construction Detail 1 on sheet A5-01 ('OUTDOOR BEAM CONNECTION TO POST') specifies the same post as a 'Prolam 135x135 Visual PL8 H5 post', indicating Prolam (Laminated Veneer Lumber) grade 8. GL8 and PL8 ...

Why it matters: This discrepancy directly affects structural design, procurement, and construction. The connection hardware specified in Detail 1 (120x68mm 4T10 Tylok plate providing 5.4kN, CPC80 connection providing 8.0kN) and the required connection capacity (3.5kN) may have been engineered for one specific ti...

Suggested next step: Please clarify whether the outdoor post (ST.P1) is to be Glulam GL8 as indicated in the keynote legend on A4-02 or Prolam PL8 as specified in Detail 1 on A5-01. Please also confirm the correct hazard treatment class (H5 as shown in the detail, or otherwise) and update the keyn...

RFI draft: Please clarify whether the outdoor post (ST.P1) is to be Glulam GL8 as indicated in the keynote legend on A4-02 or Prolam PL8 as specified in Detail 1 on A5-01. Please also confirm the correct hazard treatment class (H5 as shown in the detail, or ...

Summary: Sheet A2-05 (Roof Plan) roofing notes specify soffit framing with 'horizontal members at 450mm crs to suit timber shiplap soffit lining.' However, the soffit corner details on sheet A5-03, directly referenced from the roof plan as details 2/A5-03 and 3/A5-03, show a profiled metal cladding system incorporating 20mm castellated timber cavity battens, DPC separation layers, 0.55BMT coil coated st...

Why it matters: This material conflict affects procurement, subcontractor trades, and installation methodology. The framing spacing of 450mm centres noted on A2-05 is specifically dimensioned 'to suit timber shiplap soffit lining' and may not be appropriate for a metal cladding system on cavity battens as shown ...

Suggested next step: Please clarify the intended soffit lining material. The roof plan notes on A2-05 specify 'timber shiplap soffit lining' while soffit corner details 2 and 3 on A5-03 show a profiled metal cladding system with cavity battens, DPC separation layers, and base closer flashings. Ple...

RFI draft: Please clarify the intended soffit lining material. The roof plan notes on A2-05 specify 'timber shiplap soffit lining' while soffit corner details 2 and 3 on A5-03 show a profiled metal cladding system with cavity battens, DPC separation layers, ...

Summary: On sheet A4-01 East Elevation, detail callout 6/A5-04 is shown at door D07, which is depicted as a glazed exterior door. However, detail 6 on sheet A5-04 is titled 'OPENINGS - GARAGE DOOR JAMB' and includes garage-door-specific components such as 'Brush seal between garage door & flashing' and 'Garage door & door guide installed as per manufacturers installation instructions.' On the South Elev...

Why it matters: If constructed per the referenced detail, D07's jamb would be built with garage-door-specific features including brush seals, garage door guides, and pre-finished folded metal garage door jamb flashing that are incompatible with a standard glazed aluminium door. This could lead to incorrect const...

Suggested next step: Please confirm the correct jamb detail for glazed door D07 on the East Elevation. Detail 6 on A5-04 is specifically designed for garage door jambs and is not applicable to a standard glazed door. Should a new door jamb detail be issued for D07, or should the callout on the Eas...

RFI draft: Please confirm the correct jamb detail for glazed door D07 on the East Elevation. Detail 6 on A5-04 is specifically designed for garage door jambs and is not applicable to a standard glazed door. Should a new door jamb detail be issued for D07, or...