We've decided to build a new house but lack the experience of double storey building (have built previously but with a single storey with a boutique small company). Essentially we understand the basics but a quick google and I'm out of my depth regarding the technicalities of the second storey construction. No point asking the other half as all she's good for (she admits) is working out the color scheme or the type of bath taps we'll be getting.
Obviously growing up in WA our houses are typically built double brick (I've lived in both double brick and brick-plaster houses). Yet for the second storey, you either can go double brick (which increase costs) or brick and plaster walls. Concrete for the second slab is a must for us even if we have to spend that bit extra. We'd like to keep the use of wood to a minimum.
So seeing as we're in the early stages of planning (have sit down appointments with companies like Ben Trager and 101 Residential, Perceptions in the next week), I'm hoping a few here may have building experiences or can give your views?
Whats your thoughts on the double brick vs. brick and plaster for the second storey? At the same time how have your building experiences been not just with the companies above but building double storey in general?
Cheers guys and hope you're all having a good holiday and be ringing in the New Year in style!
My house's second storey built as tudor style plasterboard walls and windows with outdoor shades.
It's farken pain in the arse to get acces to replace some roten timber planks, patching plasterboards cracks, fixing shades or just paint windows.
Otherwise i go for a full scaffold each time.
Your architect/designer should be able to advise you best.
Basically, if you want solid brick for your upstairs walls, you need to build on top of brick walls, or on costly steel lintels designed to take such loads.
There is no reason these days you need the upstairs walls to be solid brick/brick veneer, there are so many light weight alternatives.
Hi glassy,
As "saltiest" has asked, "why the need to keep timber to a minimum?" I am involved in residential construction here and I am curious as to the general society view of needing houses that are entirely made of brick? I have been told of the marketing campaigns of the brick making companies back in the 80's and am finding it hard to believe that these are still ringing true?
You may also find that if you investigate a few of the builders you have mentioned a little further, you'll find that they're not constructing suspended slab and brick second stories.
Feel free to PM me if you have any more specific questions or would like any advice.
Our second storey is reverse brick veneer, brick on the inside for thermal mass and solidity, (ask about passive solar it's well worth it), then stacks of insulation and white corrugated steel on the outside to reflect the easterly and westerly sun. Works great except our house is very close to the beach and the eastern steel is going rusty, (doesn't get washed enough and the salt builds up).
But if you aren't close to the beach, this construction has everything going for it.
You can use steel or treated pine studs, there's certainly no reason for not using treated pine, (as long as you don't burn it). It's a plantation timber so isn't causing forest degradation, you're locking up CO2 in your house so it's a carbon plus and white ants won't eat it.
I've built all over the world using different methods , traditional and environmental, timber is my preferred method, speed of build , cost efficient, environmentally sound, good thermal options, better for application of engineers requirements, personally wouldn't have a full brick construction, I witness more failures on traditional construction especially in wet or coastal locations, before you get into anything be sure you get the right builder, I wouldn't have some of the houses if they were free from some project builders, crap rates = crap tradies
I don't understand why brick is still considered a valid construction method.
We moved from iPhone1 to iPhone6 in a decade but we seem unable to move from brick and tile construction in a house, a much more significant investment?
It's like ordering 1980s windsurfing equipment new from a shop... it has its place in history and if you own it it's nice but surely you would never ask for a "new" custom board using 1980s materials and designs.
Strong frame, weatherproof exterior, good thermal efficiency, low initial cost, low maintenance cost... these would be my decision criteria.
Select to expand quotepaddymac said...
I don't understand why brick is still considered a valid construction method.
We moved from iPhone1 to iPhone6 in a decade but we seem unable to move from brick and tile construction in a house, a much more significant investment?
It's like ordering 1980s windsurfing equipment new from a shop... it has its place in history and if you own it it's nice but surely you would never ask for a "new" custom board using 1980s materials and designs.
Strong frame, weatherproof exterior, good thermal efficiency, low initial cost, low maintenance cost... these would be my decision criteria.
Totally agreed. And it's quite frustrating that bricks don't seem to be shifting. Although as the govt increases the star rating for energy efficiency, bricks will not be able to keep up. The industry will be forced to use alternate methods.
Select to expand quoteUnhook3d said...paddymac said...
I don't understand why brick is still considered a valid construction method.
We moved from iPhone1 to iPhone6 in a decade but we seem unable to move from brick and tile construction in a house, a much more significant investment?
It's like ordering 1980s windsurfing equipment new from a shop... it has its place in history and if you own it it's nice but surely you would never ask for a "new" custom board using 1980s materials and designs.
Strong frame, weatherproof exterior, good thermal efficiency, low initial cost, low maintenance cost... these would be my decision criteria.
Totally agreed. And it's quite frustrating that bricks don't seem to be shifting. Although as the govt increases the star rating for energy efficiency, bricks will not be able to keep up. The industry will be forced to use alternate methods.
This is a sore point for me, the is a project builder just finishing his big snag list, the is no cavity insulation, ie air cell, no anti con or air cell and no ceiling insulation , you can have every bull**** rating you want, but if nobody is enforcing it, it's a waste of time, I've just put close to $20,000 in insulation and eglass into my house and we're trying to compete with these cowboys,we've used insulated backed bricks for over 15years in Europe,this will be the next step in brick construction here along with full fill cavity, were so far behind in energy saving construction in a climate that demands it
To answer the original question - 'upper storey construction' can basically be the same as single storey, with the exception of maximum non-reinforced brick wall heights and bracing.
get a price for brick veneer, timber frame for the whole house , concrete ground floor and timber 1st floor .
insulated walls 1st floor and ceiling using good quality insulation materials {sound insulate the first floor}
you will get a better result than using a standard 270 double brick wall in keeping heat out and in .
also probably have enough change left over to do all landscaping and purchase a Maserati to stick in the garage . 
Totally forgot to reply to this post. Sorry lads! Buster we've decided to hold off on building after having meetings with a few of the building companies. Unfortunately maybe from our perspective every person we dealt with was while polite, very pushy in the ways they wanted to build our house and not leaving much leeway in what we wanted. After spending approximately an hour with each meeting we've decided to put it on hold. Not sure too how we've now ended up on the mailing list of a few of these companies not to mention alternative emails from them regarding their ability too to build simple single storey houses if preferred.
Hopefully others diving into our situation are having better luck and a bright future in building their new home!
At the expense of providing my biased opinion...
Have you approached an 'independent' building designer. Typically, there is no sales pitch or pushiness and although they do fill a space in the current industry - designers that work for project home builders will be working to get the best result for the builder...not the land owner.
Good luck with it.
Select to expand quoteUnhook3d said...
I am involved in residential construction here and I am curious as to the general society view of needing houses that are entirely made of brick?
Select to expand quoteScoob said...Unhook3d said...Have heard of three pigs, who swear by brick construction.
I am involved in residential construction here and I am curious as to the general society view of needing houses that are entirely made of brick?
This would be a valid point IF perth was situated in an N3 wind zone or higher.
Glassy I'm not surprised you didn't get much flexibility in the construction method if you only approached those 3 builders you mentioned. These types of builders are project builders and are operating on lower profit margins for higher turnover of sales.
As was mentioned, you'd find if you approached a smaller scale of builder, you'd get a lot more flexibility in terms of construction methods.
Albeit at a higher cost.
