| GENERAL
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These building specifications and schedule of finishes contain
information about the material and finishes to be provided. Should
any specified material and/or finish not be readily available at
the Contractor’s supplier(s) at the required time, then the
closest readily available alternative will be selected and used
by the Contractor and/or his agent(s). The material, finishes,
designs and other aspects of the houses already built and/or in
the process of being built in Strand do not form the basis or provide
an indication of the building specifications, schedule of finishes,
designs or any other aspects to be provided as described herein.
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All work in terms of Section 17(1) of the National Building Regulations
and Building Standards Act (Act 103 of 1977, as amended). All work
in this specification, unless otherwise specified, is for the account
of the Contractor.
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PRIME COST ITEMS (excluding VAT) : the Contractor must allow and
provide for the ordering , supply, delivery and fixing / installing
of all prime cost items below. The prime cost items below, only
indicate the direct purchase price of such items.
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PROVISIONAL SUMS include both purchase and installation price,
but exclude VAT.
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It will be assumed that the Tenderers, before submitting a tender
have acquainted themselves with the location of the site, access
roads, existing services (both overhead and underground) and in
general any risk contingency and other circumstances which may
influence their tenders.
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The Employer will not be responsible for or pay expenses or losses
that may be incurred by any Tenderer in the preparation of the
tender or in visiting the site in connection therewith.
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Tenderers are to note that this is a FIXED PRICE CONTRACT. All
fluctuations in costs shall be for the account of the Contractor
and tenderers are to allow for any such fluctuations.
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All work and material must comply with both the codes of practice
as described by the SABS and the “Model Preambles for Traders” published
by the Association of South African Quantity Surveyors.
All construction details must comply to both the Architects details
and NHBRC requirements.
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Water consumption during construction will be for the account of
the Contractor
ROOF
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Roofs to comply with Part - L of SABS - 0400.
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As per working drawing. Concrete and sheet metal roof
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Gutters and Down pipes in concrete structure
WALLS
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All exterior walls to be plastered and painted as per plan
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Internal walls to be painted with two coats of super acrylic PVA
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All walls in accordance with Part - K of SABS - 0400.
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External walls shall be built in Maxi cement bricks, bedded and
jointed in class 2 cement mortar including all necessary expansion
joints, brick reinforcement and sundry labours. External walls
all to be cavity walls with 50-70 mm cavities.
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Damp proof courses shall be provided to the Architects details
and shall be 375 Micron "Gundle Brickgrip" or other SABS
approved DPC and lapped 150 mm at all angles and overlaps.
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All DPC to comply with SABS - 248, - 952 and - 298.
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Internal walls shall be built in maxi bricks, 190 mm or 90 mm wide,
bedded and jointed in 6:1 cement mortar, including all necessary
expansion joints (if indicated by the Engineer), brick reinforcement
and sundry labours.
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Damp proof courses shall be provided to the Architects details
and shall be 375 Micron "Gundre Brickgrip" or other SABS
approved DPC and lapped 150 mm at all angles and overlaps.
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All interior walls to be plastered in a 6:1 sand cement finish
to a minimum average thickness of 12 mm and painted.
WINDOWS AND DOORS
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Internal window sills to be plastered and painted to match walls.
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All glazing to SABS - 0137 and - 1263.
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Aluminium window frames Bronze Powder coated finish
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Pre-cast concrete window sills
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Hardwood painted timber door to the entrance, with meranti doorframe.
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Minimum 4-lever locksets to exterior doors and 2-lever locksets
to interior doors.
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Inside doors hollow-core for painting with standard steel frame
suitable for 90mm walls
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The handles to the entrance door will be of standard size, but
in a chrome finish. All other handles will be chromium plated.
WALL TILING
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Ceramic tiles on floors and walls
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Walls to be tiled from finished floor level to 1.5m high
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The tiles are laid with parallel and perpendicular lines to the
walls and do not allow for tiling in patterns and/or borders.
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Wall tiles as per sample boards.
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Allow R 50 – 00 / m² Prime Cost for wall tiles only.
Contractor must allow for grout and adhesive.
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PVC edging to be installed only on edges of tile work (where rows
of tiling end).
FLOORS
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Floors to comply with Part - J of SABS - 0400.
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Floor tiles as per sample boards.
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Allow R 50 – 00 / m² Prime Cost for floor tiles and
tile skirtings only. Contractor must allow for grout and adhesive.
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Carpets as per sample boards.
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Allow R 80 – 00 / m² Provisional Sum for all wall to
wall carpeting installed.
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Floors of living/dining area, kitchen, passage and bathroom(s)
to be finished with tiles.
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Floors of bedrooms to be finished with carpeting.
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Construct the floor finishes complete including finishing, skirtings
etc. and everything necessary to complete the floor finishing.
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75 mm Meranti skirtings, varnished with 2 coats Woodoc 30 or similar,
shall be provided to all carpeted areas no quadrant beads are allowed
for.
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75 mm tile skirtings, shall be provided to all tiled areas.
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Paving to basement.
CEILINGS
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Concrete, off-shutter finished ceilings
PAINTING
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Plascon Polvin range paint; or equal approved by the Architect.
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Exterior walls, fascias and other applicable exterior surfaces
to be painted with exterior grade super acrylic PVA; colour(s)
to be selected by the Architect.
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Ceilings and cornices to be painted with interior grade super acrylic
white PVA.
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Interior walls and other applicable interior surfaces to be painted
with interior grade super acrylic PVA; colour(s) to be selected
by the Architect.
IRONMONGERY
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In addition to items already described in this specification, allowance
has been made for the following:
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600 mm Long towel rails.
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Plain ceramic toilet roll holders.
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Plain ceramic soap dishes.
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4-lever mortice locksets on front and rear external doors.
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2-lever mortice locksets on internal doors.
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Chromed or satin chromed lever handles on all doors.
JOINER
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Melamine (or equal approved by the Architect) built-in cupboard
as per plan in each bedroom, to manufacturer’s design.
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Melamine (or equal approved by the Architect) built-in floor cupboard(s)
only in kitchen as per plan, to manufacturer’s design.
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Cupboard door handles as per sample range.
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Granite kitchen counter top(s) as per sample range.
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Kitchen to be fitted with built-in Defy DBO371 oven and DHD332
solid plate hob in black or white; or equal approved by the Architect.
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Bathroom vanity cabinet with mirror above basins in all bathrooms.
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Allow a Provisional Sum of R 13 000 – 00 installed for all
of the above kitchen joiner items excluding the oven and hob.
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Allow a Provisional Sum of R 10 000 – 00 installed for all
of the above built in cupboards.
ELECTRICAL
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The design shall incorporate all switch socket outlets, light points,
stove points, geyser points, telephone points, etc.
(see plans for electrical fixtures)
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The electrical connection will be supplied by the Contractor.
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The electrical meter will be supplied by the council.
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One 300 mm diameter ceiling mounted Eurolux white alabaster glass with satin
chrome clips light fittings in each of the bedrooms, bathroom(s), passage,
lounge area and dining area; or equal approved by the Architect.
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White 900 mm single-tube fluorescent surface-mounted light to be fitted in
the kitchen.
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One round bulkhead (2D/16w) with opaque cover external light fitting on patio.
SANITARY WARE AND BATHROOM FITTINGS
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Taps to be the "Stella" range from Cobra or similar.
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Bath taps: Mixer with telephone shower.
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Basin Taps: Main Bathroom: Mixer;
Second Bathroom: Mixer;
Kitchen Sink taps: Mixer.
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Shower taps: Individual stop taps
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Baths: 1700 mm baths , colour White
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Basins: 560 mm Basin with Pedestal/White
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All drainage to comply with Part - P of SABS - 0400.
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Plumbing installation to comply with WATER ACT ( Act No. 54 of 1956)
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WC Semi close-coupled suite and solid, moulded plastic seat. Colour - White.
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Shower doors are three panel sliding opening sections with fixed side panel
if required. Size 900 * 900 mm.
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Under-tile stopcocks with standard shower arm and rose are allowed for the
showers.
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1 x 150 litre/400 KPa hot water cylinder per house
KITCHEN FITTINGS
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As per kitchen layout to be designed, manufactured and installed
by approved Kitchen specialist
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Provide sanitary service for washing machine point, cold water
only.
FOUNDATIONS
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Foundations to be designed and constructed in accordance with Structural
Engineer’s Specifications.
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All foundations to comply with Part - H of SABS - 0400.
SLAB
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IN – SITU as per Engineers specifications.
PLUMBING AND DRAINAGE
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All work to comply with Part - P of SABS - 0400.
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110 mm Sewer pipes and 50 mm waste pipes are used as required by
the local Authority.
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The water connection will be supplied including a water meter by
Contractor
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All hot and cold water pipes chased into the walls.
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All waste pipes shall be PVC.
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Geysers will be fitted with approved pressure reducing and overflow
valves.
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The hot and cold taps to baths, basins and sinks shall be placed
consistently hot on the left hand side.
GUARANTEES
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The Contractor will endeavour to transfer any guarantees or warranties
relating to materials or appliances to the Employer.
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The Contractor will not be liable for any claims which are not
covered by such warranties or for any inability or failure to transfer
such rights due to factor’s beyond the Contractor’s
control.
PLANS
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In the event of any conflict arising between the provisions of
the plan and those of this specification, the provisions of the
specification shall prevail. Should the internal and external dimensions
of the plan not agree the external dimensions shall prevail.
Note:
All drawings & Specifications subject to final adjustment
by Seller
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