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New 6-Star House Lighting and Electrical Requirements

May 10th, 2011

The release of BCA 2011, in May of this year, has brought with it a new Deemed-to-Satisfy (DTS) approach to energy efficiency compliance. All new homes, additions and alterations must now achieve a 6-Star energy rating, and also satisfy a host of other DTS requirements which have been summarised below.

Lighting & Electrical

- Lighting must have a maximum power density of 5 W/m² within a house; 4 W/m² on verandas or balcony’s; and 3 W/m² in a garage or shed
- Where lamps are used that have a transformer or ballast, the transformer or ballast must be of the electric type
- Halogen lamps must be separately switched from fluorescent lamps
- Outdoor lighting must be controlled by a daylight sensor, or have at least 40 Lumens/W
- Electric resistance space heating systems that serve more than one room must have:
- separate isolating switches for each room
- separate temperature controller and time switch for each group of rooms with common heating needs (e.g. bedrooms and bathrooms)
- maximum power loads below 110 W/m² for living areas, and 150 W/m² for bathrooms

Building Fabric

- Insulation must be installed correctly and to manufacturers specifications e.g. No gaps, bulk insulation not compressed etc.

- R0.2 thermal breaks must be installed where metal framing is used, and connects directly to metal roofing or lightweight external wall cladding, if:
i) There is no internal lining, or
ii) The internal lining is fixed directly to the same metal framing

- Additional ceiling insulation will be required where many recessed downlights and/or exhaust fans are used. A 200m² house would permit, without needing extra insulation:

- 20 recessed downlights (50mm clearance)

- 4 exhaust fans

- If a concrete slab-on-ground is heated, R1.0 insulation must be installed around the vertical edge of its perimeter

Building Sealing
- Chimneys and flues must be fitted with dampers
- External windows, doors and roof lights serving habitable rooms must be sealed
- Exhaust fans and evaporative coolers serving habitable rooms must be self-sealing
- Roofs, walls, and floors that are part of the external fabric must be constructed to minimise air leakage

Services
- Central heating water piping, and heating and cooling ductwork, that is not within a conditioned room must be insulated and protected from weather
- Heating for a swimming pool must be by solar and not boosted by electric resistance heating
- Heating for a spa pool with a capacity of 680 L or more must be by a solar heater, gas heater or a heat pump
- Circulation pumps and heaters must be controlled with time switches and push buttons

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A Firm Foundation – Building A New Home

May 9th, 2011

You’ve finally decided to take the plunge into one of mankind’s most exciting, yet stressful endeavors. No, you’re not getting married-you’re building a house! Since you have trouble hanging a picture, let alone a roof truss, you’ve decided to hire a homebuilder. How can you find the best company for the job? Here are a few suggestions on what to look for….

First Things First
Before you make a list of potential builders, decide on a few important basics. First, what kind of home do you want? Some builders specialize in single-family homes, some in developments, others in condos, log cabins or beach properties. While every home has similarities, each style also has its own requirements. You’ll want to choose a builder who understands what you’re looking for. You’ll also need to decide how much you wish to spend: a builder who specializes in high-end materials is not going to want to build your $50,000 bungalow, and vice versa. You’ll also need to arrange any necessary financing details and purchase a building site.

Go to the Source
Once you decide on the style and price of your new home, check with your local homebuilder’s association for a list of licensed homebuilders and contractors. You can also visit area home shows and “parades,” in which builders like to display their best work. Just looking at local newspapers and real estate supplements will give you a good starting list, and realtors can be very helpful in suggesting top area builders. However, the best sources are typically those you already know: your friends, coworkers, neighbors and family members.

Get the Scoop
As you compile your list, you need to include references for each company. When you query people you know, ask about their homebuilding experiences, both positives and negatives. As you interview builders, ask for a reference list–then contact those people and ask what they liked and disliked about the building process, and their homes. If possible, tour model homes and examine the materials and workmanship. It can be instructive to look for older examples of the builder’s work as well, to see how it has stood up over time. The Better Business Bureau can tell you if the builder has any complaints on file.

Regardless of where you decide to call home, do your research and pick a good contractor. By following these suggestions and hiring the right team, you can make your homebuilding experience a pleasant one.

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Posted in Foundation, home, information

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