New House Construction

Run this checklist when constructing a new house

Basic Measures To Follow:

Record the details of the venture

Follow the order of construction

Item Quality Assurance:

Ensure consistent earth moving and excavation

Build retaining walls

Deal with drainage and underground plumbing

Install footings and foundations

Lay down concrete slabs

Place the wooden flooring

Correctly set up framing

Lay bricks and blocks

Erect scaffolding

Ensure the roof is in order

Check window joinery

Monitor plumbing

Check exterior cladding

Assure weathertightness

Check insulation

Ensure a high quality of wiring and lighting

Check all gutters and downpipes

Monitor interior linings

Examine heat and air conditioning

Oversee interior and exterior painting

Take care with the kitchen

Polish off the bathroom

Install fencing

Check decking and paving

Remove all rubbish

Final inspection and code of compliance certificates

Other resources:

Basic Measures To Follow:

Record the details of the venture

First thing first; you need to record the details of the property and process of construction in order to make sure that you can later refer to this data. Record details such as the address of the property, budget and companies employed for the job using the form fields below.

Property Address

Construction Budget

Companies employed

Construction Start Date

Follow the order of construction

When constructing a new house you need to make sure that you follow the correct order of construction. After all, you wouldn't want to tile the floor and walls before sorting out your plumbing and wiring.

Follow the sub-checklist below to make sure that you do everything in order.

1

Correct set out of the building
2

Excavate the section and lay the foundations
3

Pour concrete floors
4

Construct the framing
5

Put the roof on
6

Mount the windows
7

Put on the exterior cladding
8

Organize plumbing and wiring
9

Fit insulation
10

Put in the doors
11

Install cabinets and interior lining
12

Tile floors and walls
13

Carry out final plumbing and electrical work
14

Paint the house and complete any finishing work
15

Lay the floor coverings

Item Quality Assurance:

Ensure consistent earth moving and excavation

When moving earth and excavating, you need to be certain that the entire process is carefully monitored. Use the form field and sub-checklist below to be sure you don't miss a trick.

Excavation Depth

1

Is the hole for excavation staked out correctly?
2

Are the walls vertical and even?
3

Has it gone to the correct depth?
4

Are all cut earth faces supported and ‘cut in’ – especially important where this can impact on neighbouring properties?

Build retaining walls

Excavation work inevitably means that you need to construct retaining walls. Remember that retaining walls must be included in the building consent and signed off. Record a copy of this signed consent using the form field below.

Signed Retaining Walls Consent

If necessary, remember to make sure that the ground is supported during construction and that the wall is drained behind and waterproofed or tanked.

Deal with drainage and underground plumbing

You also need to deal with the drainage and underground plumbing. While not the most exciting of items in the construction process, good drainage is absolutely essential to the long-term integrity of your home.

All piping, drain holes and pipe vents should be put in locations where you are unlikely to want to put paths or gardens. Remember to check that the drains carry sufficient water; if they're not up to standard, you'll have to consider retaining tanks!

Install footings and foundations

The base upon which your home is established is of prime importance in its building. The footings need to be straight and correctly positioned, though the finish doesn’t have to be smooth.

Lay down concrete slabs

Concrete slabs need to be laid on top of some preliminary layers. There is a layer of compacted base course, a polythene vapor barrier, plumbing pipes and pipes taking cables (electrical or otherwise), in-floor heating and polystyrene insulation if required.

The concrete needs to be cured and cut. There are additives that can be applied to the concrete to reduce cracking during or following curing. If desired, the concrete can be colored, polished and/or ground.

1

Ensure the floor is fully laid in one pour and there is no lag between deliveries.
2

Ensure the concrete is cured properly under advice from your builder.

Place the wooden flooring

Wooden floors can be beautiful, but you need to make sure that they are laid on floor joists. Follow the sub-checklist below to ensure that your wooden floors are placed correctly.

1

Floor joists are even and solid
2

Flooring timber is evenly laid
3

Timber has been sufficiently seasoned with the correct moisture content
4

Plywood/chipboard panels are even with no movement or squeaking
5

Underfloor foil insulation is installed at the minimum

Correctly set up framing

This is one of the most exciting moments in the project as the frames go up quickly and it looks like everything is happening. Bear in mind, however, that not much seems to change rapidly from here even though plenty of work continues on.

1

Are the nogs level with each other?
2

Are the uprights evenly spaced (note there will be some variation due to doors and windows)?
3

If using timber, is the timber sufficiently dry?
4

Is the timber of the correct preservative treatment?
5

Are the doors and windows correctly positioned and of correct sizes?
6

Are the bracing elements in place?

Lay bricks and blocks

There's no point in a solid foundation if the bricks you use are not laid correctly. Follow the sub-checklist below to make sure that your blocks and bricks are solidly placed.

1

Bricks and block have been laid straight
2

No evidence of mortar splashes
3

Ventilation gaps present (not blocked with excess mortar)

Erect scaffolding

You also need to take care when erecting scaffolding. At the very least you should ensure that the scaffolding is secure before putting it under strain and that safety barriers are put up.

Ensure the roof is in order

Roofing is another critical element of the project, so unless you want your home to be perpetually soaked on the inside, run the following sub-checklist to keep ti up to scratch.

1

Roofing is straight and true
2

Roofing is fixed correctly
3

Fixings are evenly and neatly set out
4

All flashings, barge boards and ridge cappings are in place
5

Roof has a guarantee
6

A roof shout has been supplied

Check window joinery

Much like your roof, nobody wants to have windows which let the rain in, and so you need to check that the window joinery is up to scratch. Remember to check the size and design of your windows and sliders on delivery, and that your windows are fitted with sufficient waterproofing.

Monitor plumbing

You should also pay close attention to your plumbing as the construction goes on. Do so by ticking off each item in the sub-checklist below as it is achieved.

1

Is the hot water source close enough to the kitchen/bathroom taps to minimise time lag?
2

Check the correct filters are in place for pipe size and water pressure.
3

Have you worked with your plumber to ensure you will have adequate water pressure – discuss with your plumber, designer and bathroomware supplier together if you can – water pressure is a major source of confusion on installation so get everyone’s input.
4

Are the gas pipes all installed in the correct position?
5

Do you have sufficient outdoor taps for hoses wherever you may need them?
6

Is the bathroom plumbing correctly positioned?
7

Have you worked with your plumber to ensure the pipes will not be heard?

Check exterior cladding

When dealing with the exterior cladding, you need to make sure that everything is up to scratch and handled as per the manufacturer's instructions. Flashings must be done correctly and properly waterproofed, panel joins should be even and regular and all should be weatherproof.

On a more aesthetic note, all cladding should be finished properly and the resulting job should be as neat as possible.

Assure weathertightness

Use the following measures to ensure that everything is sufficiently weathertight.

1

Avoid decks enclosed by solid walls with a lack of drainage and perhaps a handrail attached to the top of the top of the wall – water cannot drain and the weather proofing skin may have been pierced by the handrails.
2

Avoid wall cladding materials finished hard down onto a deck surface or paving or paths: the cladding will absorb water from the surface it’s finished onto.
3

Avoid wall cladding that extends below ground level or landscaping materials, including mulch, are built up against the wall – materials that are continuously damp will quickly deteriorate.
4

Avoid decks that are constructed to the same height as the internal floor, with no fall for drainage, compounded by an outlet that can get blocked.
5

Ensure suspended timber floors have space below the floor for ventilation to remove moisture evaporating from the ground.
6

Avoid using silicon sealant instead of properly designed flashings.
7

Ensure head and sill flashings are installed over windows and joinery.
8

Ensure parapet walls have cap flashings.
9

Kick-outs or diverters to apron flashings where roofs abut a wall surface are necessary to ensure that water flows into the gutter and not down inside walls.
10

Ensure monolithic claddings and tiled finishes have movement control joints that allow building movement to occur without cracking the materials.
11

Ensure adequate detailing on junctions between materials.
12

Check the difference in levels between the surface outside and floor inside and/or that there is good drainage – without these the building may well fail to meet the performance requirements of the Building Code in regard to external moisture provisions.

Check insulation

Insulation has a huge impact on the comfort in your home: in winter it helps keep your home warm, in summer it helps keep your home cool. As such, you need to make sure that all insulation is of a good quality and is installed correctly with no gaps.

There are minimum efficiency levels but paying a small amount here to increase the R rating can make a dramatic difference to your comfort levels in the long run.

Ensure a high quality of wiring and lighting

To ensure that you have a high standard of wiring and lighting in the new construction, follow the sub-checklist below.

1

Do you have sufficient powerpoints through the house and in the right positions?
2

Are the powerpoints, light switches, intercom boards installed evenly with each other and other elements on the wall?
3

Is your home entertainment system hard wired into the walls (no more tripping over wire spread around the floor)?
4

Have you future proofed for new light fittings, appliances or heating units and installed appropriate wiring (think outdoor heating, stereo speaker wire, outdoor lights, etc…)?
5

Have you installed computer, security and stereo or other home automation cabling (better to do it now than rip holes in walls later)?
6

Are they all protected from each other – are electrical cables of sufficient distance from data and audio cables?
7

Are the transformers correct for the types of lights you have installed (if required)?
8

Are the lights selected correct for the specific job you want them for?
9

Are the light fittings in the correct position on your plan, taking into account the tasks you wish to undertake, or the ambience you wish to achieve?
10

Has the electrician created holes for the lights in the correct position as per your plans?
11

During installation, has the electrician installed the correct lights in the right places in the right way?

Check all gutters and downpipes

Gutters and downpipes are more than an afterthought – you need to make sure that all of them are up to standard.

1

Do the gutters have the correct fall to ensure no pooling of water?
2

Are the gutters installed correctly with overflow relief in the event that blockage or heavy rain does not flow into wall cavities?
3

Have you chosen a colour that complements the roof and external colour of the house, and has the correct colour actually been installed?
4

Are the correct downpipes installed – colour, materials, profile (shape)?
5

Are they secure?
6

Are the downpipes in the correct location so they don’t interfere with external gates or the lines of your home?

Monitor interior linings

Next up, you need to monitor the interior linings so that nothing is amiss during their installation.

No sheet lining material has a surface that is perfectly flat and totally free of minor imperfections. However, by paying careful attention to the design, the materials used, the lighting conditions and installation of the framing, linings, paint and wallpaper, small imperfections can be minimized.

1

Ensure framing is dry and straight. The use of thicker 13mm plasterboard with metal ceiling battens helps provide a straighter ceiling that is less likely to result in problems.
2

Walls sheets should be fixed horizontally as a horizontal joint is less likely to be visible.
3

To reduce the visibility of any imperfections use light colours and flat paints or textured wallpaper and avoid critical lighting - light striking a wall at a shallow angle.
4

Use light shades or recessed downlights and position windows away from the edges of walls and ceilings or use shades.
5

Plastering of the joins is critical, especially in ceilings in open plan living areas – a single large ceiling is almost impossible to get completely flat but a poor job will be obvious – and bug you for years.
6

Do you have the correct panels for specific rooms; e.g. waterproof in the bathroom, fire-rated in the kitchen, sound proofed in the bedrooms?
7

Are they even and undamaged?
8

Is the plastering even and sanded correctly

Examine heat and air conditioning

Now you need to make note of the heating and air conditioning in the new house (if applicable). Do so by following the sub-checklist below.

1

Do you have sufficient heating units for your new home?
2

Have they been correctly installed as per manufacturers’ specifications?
3

Is the gas flued to reduce moisture build-up inside?
4

Have you considered the trade off between price to purchase and the ongoing cost of running the units?

Oversee interior and exterior painting

Whether you will be living in the property or selling it on, it's a good idea to personally oversee (at the very least) the painting of the interior and exterior to assure a certain level of quality.

1

The finishing is all important but the preparatory work is critical to the quality of the end product.
2

Ensure correct paints are used in specific areas like kitchens and bathrooms, doors and window frames.
3

Look for sloppy work and make sure it’s cleaned up. Ensure angles are cut in to keep lines sharp.
4

The quality of paint has no impact at first, but over time, better quality paints maintain their sheen and finish where cheaper paints fade and chip more readily.
5

Is the preparatory work of a sufficient standard – filling holes, touching up plaster sanding, use of correct undercoats?
6

Are the paints being used the brands you specified or cheaper alternatives?
7

Have the painters got the correct colours as specified?

Take care with the kitchen

When organizing the kitchen, run through the sub-checklist below to make sure that nothing is amiss.

1

Is the bench top the correct size? If not, negotiate with your kitchen manufacturer to replace or discount.
2

Are cupboards installed above the bench fitted properly to the ceiling and/or walls (if relevant)?
3

Are powerpoints installed at correct locations and with fittings that minimise intrusion onto benchspace or tight spaces?
4

Ensure workmanship on joinery is an acceptable standard, with well fitted joins and hardware.

Polish off the bathroom

Once your bathroom is under construction, take into account the following sub-checklist items in order to prevent a sinking ship.

1

Don’t forget ventilation and heating – especially underfloor heating (very nice in the winter!) - the room must be able to be fully dry within 30 minutes.
2

The waterproofing is essential – check to make sure sufficient waterproofing is done.
3

Ensure all glass is of correct NZ standard.
4

Check tiles for chipping after laying and after other major items installed so damaged tiles can be replaced by the appropriate company.

Install fencing

A great way to boost the value of your property easily is to install some fencing, but this should once again be monitored to keep everything exactly the way you want it.

1

Has the correct grade of timber been used (where relevant)?
2

Are the vertical posts installed solidly and evenly?
3

Is the fence the correct height or do you need to get building consent?
4

Have you discussed the fence with your neighbor?

Check decking and paving

You also need to check all decking and paving; preferably this should be early in the planning process.

1

Drainage is an important component of this stage and needs to be considered early in the planning process.
2

Is the drainage sufficient?
3

Check where decks attach to walls to ensure the proper procedures are followed and weathertightness is achieved.
4

Have attachments to walls been done properly?
5

Is the deck rated to hold sufficient people?

Remove all rubbish

Now that the building and landscaping work is all finished, it's time to get rid of the rubbish left behind from assorted tradespeople and subcontractors. It is important to dispose of this correctly and in an environmentally sound manner.

There are specialist companies who can do this work for you and we encourage you to make contact with them to ensure your home is finished properly to your complete satisfaction.

Final inspection and code of compliance certificates

You, as the owner, must advise the BCA when work is completed and book a final inspection. When this inspection has been passed you must apply for a code compliance certificate (CCC), (although in reality this is likely to be delegated to your builder or project manager).

The BCA will then issue you with a CCC if satisfied on reasonable grounds that the completed work complies with your consent documentation.

Licensed building practitioners (LBP) are required to carry out or supervise significant building work, such as new buildings, extensions, major alterations or changing the use of a building. When completed, this work needs to be certified by the LBP that it complies with the building consent.

If a notice to fix is issued you are legally required to make sure the work on the notice is corrected and advise the council when everything is done. You may have to go back to your contract with your builder and see who is responsible for the work that needs fixing. The council will inspect and consider whether or not a CCC can be issued once you advise it that you have fixed the problems.

You will have the peace of mind of having the ‘final sign off’ on the finished building in compliance with the Building Consent.

As nice as it would be, it never finishes here! There are always things to be done – touchups to work, things that didn’t get fitted into the original budget, changes to what was done originally, repairs to items that have broken in the meantime.