Tender Specifications

1. Pre-Construction — Plans & Approvals

Statutory documentation, insurance, and survey requirements prior to commencement.

• • • Homeowner’s Warranty Insurance. Provide Home Warranty Insurance under iCare (or equivalent licensed provider), in accordance with the Home Building Act 1989 (NSW), covering defects in workmanship and materials for the statutory period.
    • Structural Engineer Plans. Design, prepare and supply structural engineering plans for foundations, slabs, beams and structural framing, certified by a qualified and licensed structural engineer.
    • Sydney Water Tap-In Fees. Pay for the standard Sydney Water tap-in charges. Any additional or non-standard works required by Sydney Water are the client’s responsibility.
    • Survey and Set Out. Provide a peg-out survey by a licensed surveyor to establish the building set-out in accordance with the approved plans and boundaries prior to commencement.

2. Site Preparation, Services & General Provisions

• • • Site Preparation & Earthworks. Cut and fill operations to achieve levels suitable for slab-on-ground construction. Includes machine hire, excavation, trimming and compaction.
    • Standard allowance for site preparation and levelling: $1,320.00 (incl. GST). Additional excavation, soil removal or imported fill beyond this allowance shall be treated as a variation.
    • Service Connections. Physical connection only for power, water, sewer, gas, phone and stormwater from the dwelling to service points within the property boundary. Application, connection and metering fees payable by the client.
    • Telecommunications (NBN). Conduit for NBN connection from the property boundary to the garage per NBN Co. guidelines.
    • Sewer Connection. Piping and fittings to existing main sewer line per Sydney Water and AS/NZS 3500.2.
    • Water Service Connection. Underground water service line from existing main, per AS/NZS 3500.1.
    • Stormwater & Rainwater. Downpipes connected to rainwater tank with overflow to approved stormwater discharge point per AS/NZS 3500.3.
    • Scaffolding. Erect scaffolding as required, complying with WHS regulations and SafeWork NSW.
    • Waste Management. Rubbish removal and ongoing site clean-up, with final clean-up before practical completion.
    • Sediment & Erosion Control. Install and maintain sediment control measures per local council and environmental regulations.

3. Concrete Works & Slab Construction

• • • Concrete Slab. Constructed to H1 classification per AS 2870 — Residential Slabs and Footings Code. Designed, certified and inspected by a qualified civil/structural engineer.
    • Piers. The contract includes installation of standard concrete or screw piers up to 1.0 metre depth. Additional piers charged per lineal metre per the table below.
    • Drop Edge Beams. Constructed per the engineer’s design including formwork and reinforcement, charged at $770 per sqm.
    • Formwork check survey is included in the project scope and will be carried out prior to concrete works.
    • Concrete Driveway. High-strength concrete mix with Spraycrete decorative finish, trowel-finished and slip-resistant. Colour from the builder’s standard range.

Additional Pier Rates

4. Framing, Wall & Ceiling Construction

• Stud Framing. 90mm external and 90mm internal stud frames to both ground and first floors per AS 1684 — Residential Timber-Framed Construction.
• Ceiling Heights. Constructed to 3000mm or as indicated on the approved plans.
• Wall & Ceiling Linings. 10mm plasterboard to all walls and ceilings; 6mm Villaboard or equivalent moisture-resistant lining to wet areas.
• Cornices. Square set or three-step cornice from the builder’s nominated range, per AS/NZS 2589.
• Eaves. 450mm eaves or as specified on the approved architectural plans.

5. Termite Protection

• Termite Collars. Approved collars to all slab penetrations per AS 3660.1.
• Perimeter Termite Barrier. Chemical or physical barrier system installed by a licensed contractor.
• Certification. Installer to provide a certificate of installation and compliance per AS 3660.1.

6. Plumbing & Drainage

• General Plumbing. All works performed by a licensed plumber per AS/NZS 3500 and the NCC.
• Tapware & Fixtures. From builder’s nominated premium range, meeting WELS minimum star ratings.
• Garden Taps. Four (4) garden taps total — two front, two rear — connected to potable water supply.
• Rainwater Tank. One (1) underground polyethylene tank up to 4,000 L with submersible pump and connections to toilet cisterns / laundry as required by council or BASIX.
• Hot Water System. One (1) instantaneous gas hot water system, minimum 26 L/min.
• Downpipes. Standard round PVC, colour to match external finishes, per AS/NZS 3500.3.
• Alfresco BBQ Provision. Capped and tested gas point connection to alfresco area.

7. External Wall Construction & Finish

• Wall Material. Face bricks to all external walls; common bricks to front façade.
• Wall Finish. Cement render to front external walls per AS 3700, providing a smooth finish suitable for painting.
• Exclusions. Decorative finishes, specialty textures or non-standard treatments outside the standard range are variations.

8. Windows & External Doors

• Windows. Commercial-grade powder-coated aluminium, double-glazed, per AS 2047 and the NCC.
• Sliding Doors. Commercial-grade powder-coated aluminium, double-glazed.
• Exclusions. Low-E glass, specialty glazing or custom frame profiles are variations.

9. Roofing, Guttering & Fascia

• Roof Sheeting. Colorbond metal roof per AS/NZS 1562.1.
• Roof Insulation. Anticon roofing blanket beneath sheeting for thermal performance.
• Fascia & Guttering. Colorbond metal fascia and gutters from the builder’s standard colour range.

10. Thermal Insulation

• Ceiling Insulation. Minimum R4.1 batts to all ceiling areas with a roof directly over, per AS/NZS 4859.1.
• Exclusions. Garage, porch and alfresco ceilings unless required by BASIX or contract.

11. Staircase & Balustrade

• Stair Construction. Mono-stringer staircase with single steel spine, powder-coated, per AS 1657.
• Timber Treads. 70mm solid timber (Blackbutt, Spotted Gum or equivalent) from the builder’s premium range, sanded and finished.
• Lighting. Concealed LED strip lighting beneath/along the stair treads, installed per AS/NZS 3000.
• Balustrade. Frameless or semi-frameless toughened safety glass (min 12mm) with stainless steel fittings, per AS 1288 and AS/NZS 1170.1.
• Compliance. Architectural finish compliant with the NCC and relevant Australian Standards.

12. Carpentry, Doors & Joinery

Entry Door

Internal Doors

• Solid timber with integrated glass panels, installed at 2700mm to both floors.
• Clear or translucent glass from the builder’s standard range.
• Hardware, locks and hinges per Australian Standards.

Skirtings & Architraves

• 110mm skirting boards to all floor perimeters.
• 90mm architraves to all doors, finished to a high-quality standard.

Door Furniture

• Phillips Digital Mortise Door Lock to entry door.
• LANE lever handles with privacy sets to all bathrooms & WCs.

13. Garage

• Garage Door. Composite aluminium garage door from the builder’s nominated range.
• Garage Flooring. High-quality epoxy finish, applied per the manufacturer’s specifications.

14. Electrical Works

All electrical work to comply with AS/NZS 3000 Wiring Rules. Lighting and power layout to be confirmed during electrical walkthrough.

Power Supply & Safety

• Three-phase underground mains provision with 3-phase switchboard (max 10m from boundary).
• Conduit and draw wire from front boundary to meter box.
• Hard-wired smoke detectors with battery back-up (per NCC).
• RCDs for all lighting and power circuits.

Lighting

• Up to 100 LED downlights to all internal areas, porch, alfresco, garage and balcony.
• One (1) light point per room — Clipsal Iconic White fittings.
• Four (4) outdoor sensor lights.
• Five (5) external wall lights (install only — up/down type).
• Three (3) pendant lights (install only — kitchen island).

Power Outlets (GPOs)

• Double power points to each room (total 40).
• Four (4) external waterproof GPOs.
• Single GPOs for fridge, dishwasher, microwave, rangehood.

Data, TV & Intercom

• Three (3) CAT6 data points to internal wall of garage and TV locations.
• Three (3) TV points as per plan.
• One (1) video intercom with 7″ screen.

15. Air Conditioning

• Supply & Installation. 20 kW Daikin ducted system per the approved plans, including:
  • Up to nine (9) zones for independent (Airtouch) temperature control.
  • Up to twelve (12) linear grates, each 900mm in length.
• Controls & Commissioning. Zone controllers and thermostats, fully commissioned, tested and demonstrated to the client at practical completion.

16. Kitchen / Butler’s Kitchen

Cabinets

• • • Custom manufactured to suit approved plans and design intent.
    • Materials, hardware and finishes from the builder’s standard range.
    • Installed level, securely fixed and finished to a premium standard.

Cabinet Finishes & Construction

• • • Doors and panels: Melamine, Polytec or Polyurethane finish.
    • Overhead cupboards to Kitchen and Butler’s Pantry up to 2700mm high (max 10 lineal metres).
    • Drop ceiling or bulkhead over the kitchen island.
    • Three (3) sets of pot drawers between Kitchen and Butler’s Pantry.
    • Double bowl SS sink to Butler’s Pantry; single bowl to main Kitchen.
    • Pull-out mixer tap to both.
    • Stone splashback to Kitchen and Butler’s Pantry.

Stone Benchtops

• • • Engineered stone supplied and installed by builder’s nominated supplier.
    • 40mm engineered stone to Kitchen and Butler’s Pantry — marble-look (Calcutta or Carrara).
    • 80mm engineered stone to Kitchen Island for visual consistency.
    • Matching stone splashback to Kitchen and Butler’s Pantry.

17. Appliances $12,000 allowance

• • • One (1) oven
    • Two (2) rangehoods
    • Two (2) gas cooktops
    • Two (2) dishwashers

18. Bathroom & Laundry

Towel & Toilet Accessories

• 600mm towel racks to all bathrooms and ensuites.
• Toilet roll holders to all bathrooms, ensuites and powder rooms.
• Hand towel ring in the powder room only.

Freestanding Bathtub $1,500 allowance

One (1) freestanding bathtub from the builder’s standard range. Upgrades treated as variations.

Ventilation & Heating

• 3-in-1 bathroom heaters (heat, exhaust, light) to all bathrooms and ensuites.
• Exhaust fans with inbuilt light to powder rooms.

Bathroom Basins up to $300 each

• Basins from the builder’s nominated standard range.
• Double-bowl basin in master ensuite.
• Connected per AS/NZS 3500.

Toilet Suites

• In-wall Geberit cistern toilet suites with soft-close seats, floor-mounted only.
• Installed per manufacturer’s specifications, AS/NZS 3500 and the NCC.

Shower Screens

Frameless toughened safety glass (min 10mm) per AS 1288 and the NCC.

Tiled Niches

Provided in all showers and bathtub areas. Waterproofed and finished to match surrounding tiling per AS 3740.

Vanity Units

• 100mm stone benchtops (builder’s range).
• Polytec/Laminex vanities, max width 1800mm (builder’s range).
• Top-mount basins with one tap hole, standard plug and waste.

Tapware & Fittings

• • Norico / MEIR tapware throughout, builder’s standard range.
  • Lever mixers to all basins and bathtubs.
  • Overhead square showerheads to all showers (excludes shower-on-rail).
  • Excludes Norico Gunmetal, Rose Gold or other specialty finishes — variations only.

Vanity Mirrors $250 allowance

• • LED mirrors (excludes touch/digital range).

19. Tiling & Waterproofing

• • Waterproofing to all wet areas — bathrooms, powder room, laundry, balconies.
  • Floor-to-ceiling tiles in all bathrooms from the ACME / Lexitonia builder’s range.
  • Ceramic mosaic options: Hexagon, Penny round, KitKat, Herringbone.

Laundry

• • Melamine floor and overhead cabinets, 2700mm high.
  • 40mm benchtop.
  • Single SS sink (excludes other colours).
  • Pull-out mixer (Norico builder’s range — excludes Rose Gold and Gunmetal).
  • Tiled splashback (builder’s range).

20. Wardrobes & Linen $20,000 allowance

• • Allowance covers supply and installation of built-in or freestanding wardrobes throughout the dwelling, from the builder’s nominated range. Selections above the allowance are variations.

21. Floor Coverings

• • Ground Floor Tiles. ACME / Beaumont Tiles in 600×600, 800×800, 1200×600 or 1600×800mm sizes, installed per AS 3958.
  • First Floor Hybrid Flooring. Allowance of $75 per sqm, installed per manufacturer’s specifications.
  • Carpet. Builder’s standard range with foam underlay. Allowance $70 per sqm, per AS 4288.

22. Painting

• • Internal Walls. Three-coat paint system including preparation, priming and finishing coats.
  • External Walls. Two external paint colours per the approved colour schedule.
  • Ceilings. Two coat colours from the builder’s standard range.
  • Doors & Woodwork. Gloss or matt paint to all internal doors, architraves, skirtings and woodwork.
  • Compliance. Per AS 2311 — Guide to the Painting of Buildings.

23. Alfresco Outdoor Area

• • Flooring. Slip-resistant floor tiles to all alfresco areas.
  • Outdoor Kitchen. Stone benchtop from builder’s range and single sink with potable water connection.
  • Standards. Installed per manufacturer specifications and Australian Standards relevant to exterior kitchens and wet areas.

24. Scaffolding & Site Safety

• Perimeter Scaffolding. Erected and maintained per WHS Regulations and SafeWork NSW.
• First Floor Safety Rail. Temporary safety railings per fall prevention regulations and the NCC.
• Stair & Void Protection. Temporary protection at all stair openings and voids until areas are safely completed.

25. Warranty & Defects Liability

• Structural Warranty. 6-year structural warranty per the Home Building Act 1989 (NSW), covering load-bearing elements, footings, slab, beams and framing.
• Appliances & Fittings. Manufacturer’s warranty applies; claims direct with manufacturer or via builder.
• Defects Liability is 13 weeks
• Maintenance  24-month maintenance period from practical completion. Excludes wear and tear, misuse or external damage.

26. Notes & Allowances