To confirm or price
Every open question in the book, 266 of them, grouped by room. Each heading goes to its section, with the pictures and the reasoning behind the question. Start with the ones to settle first. Meeting with Harriett, 8 October. Open Meeting notes under any question to see what has been said about it, or to add to it.
The build
00aTender vs design — to confirmFlooring. The tender allows engineered timber to the marked areas. At Solomons we shortlisted a laminate — Elements Laminate Hydro, Cedar Mist DR6616 or Blackbutt DR6601 (1515 × 237 × 10, painted micro-bevel). Can we select a laminate against the engineered-timber allowance, and is there a price difference either way? Or should we be choosing from the engineered range? If we do go with the laminate, it must go down on a quality acoustic underlay, not the standard one — these are attached two-storey townhouses let to guests, so footfall noise upstairs matters. Please name the underlay and price the upgrade. Update, 8 Oct 2026: Harriett recommends staying with the tendered engineered timber in place of the laminate, as the better floor; not yet decided. Whichever is chosen, John's requirements for the main floor (everywhere but the herringbone in Bed 3): a colour close to Cedar Mist; long boards (about 1.5 m or longer); and it must look like floorboards, with a fine bevelled groove between planks on the long and the short edges, as the laminate's micro-bevel gives. Please offer engineered boards that meet all three, with samples, and say if the tender allowance covers them. Bed 3 floor. The tender allows direct-stick timber herringbone; the original brief (section 01) asked for a darker hybrid-laminate herringbone. Confirm the product and colour. Showers. The tender includes shower niches and hobs. The working drawings (rev H) show shower ledges at 1200 and a step-free, 45 mm set-down floor marked NCC Livability compliant, which is the design we've followed (10c–10f). Confirm no hobs, and whether the niche allowance can go against the ledge stone tops or the glass. Shower screens. The tender excludes them. The design now has a frameless 12 mm glass panel on the half-height wall in the downstairs bathroom and the ensuite (recessed channels, 150 mm radius corner) — please price as a variation, × 3 dwellings. Stone tops. The tender includes Lavistone LSU401 Taj Classico (Gen Surface Ultra Print, matt, 20 mm) — the Taj Mahal look the design is built around. We'd like prices for three options on the same basis: Kaya Sienna (understood to be cheaper), the tendered Lavistone Taj Classico, and natural Taj Mahal quartzite honed (AMS). Both Kaya and Lavistone are printed faces: how are cut edges, the undermount/vessel basin cut-outs and chips handled? Kitchen splashback. The tender allows a tiled splashback (a small tumbled marble mosaic with pink and lilac veining). The design uses the benchtop stone as the splashback (and in the cooktop recess, section 05b). Please price the change. Stone veneer. The tender includes Sandstone Ashton Light Irregular, supply and install — we assume for the entry foyer wall (section 11a). Confirm where it goes, and whether the stronger rust-coloured accent stones can be left out or kept to a minimum. Joinery. The tender allows laminate from the standard range, which suits the design. Confirm that Laminex AbsoluteGrain (Classic Oak, and a paler oak for the kitchen) is within that range, and that the custom details — floating vanities with a recessed shadow-line pull, the timber-lined cooktop recess, the stone waterfall island — are within the joinery allowance. Pool tiling is excluded from the tender — noted.
00bGuest entry, Wi-Fi and camerasNetwork cupboard and cabling (first, at rough-in): a Cat6 cable from each point below, run back to one place per dwelling. We suggest the locked owner's cupboard upstairs (section 12a), so guests can't reach the gear, with a double power point and some ventilation; or a small cabinet beside the switchboard in the garage. Which do you recommend? The NBN connection box (NTD) goes in the same place. Please terminate every run on a patch panel there, and price the cabling and the fit-off of John's equipment per dwelling. NBN: the new-development application to NBN, the pit and pipe from the street, and a lead-in conduit to each dwelling's network cupboard. Whose scope? Front doors, smart lock: a TP-Link Tapo DL110 smart deadbolt (keypad, fingerprint and app; rechargeable battery; IP65; two backup keys), supplied by John, on each front door, with guests given a code. Please prepare each door for a standard deadbolt (bore and strike), fit the lock John supplies, and fit only a non-locking matte black pull on the outside (the door hardware in section 11a). Does the Corinthian door's thickness and edge suit it? Backup key: a matte black combination key safe for one of the lock's backup keys, mounted out of sight in the porch. Blocking in the porch wall, please. Video doorbell: a UniFi G4 Doorbell Pro (PoE) beside each front door, powered over its data cable, so the lock has a camera and a bell beside it. A Cat6 point in the porch wall at about 1.3 m, beside the door on the latch side. Wi-Fi access points: UniFi ceiling-mounted access points, one upstairs (central, in the hall or living ceiling) and one downstairs (the bedroom corridor ceiling), and an outdoor one under the balcony over the patio for the back yard. A Cat6 point in the ceiling at each, positions to be set out on site. Other data points: behind the TV unit in the living (section 08a), at each solar inverter (section 07b, Flexible Exports), and at the garage door opener if it isn't Wi-Fi (section 11c). Cameras, if any beyond the doorbells: outdoor only and disclosed in the listing (Airbnb bans all indoor cameras). One covering the driveway at most; none looking into the pool yard or the courtyard, where guests expect privacy. A spare Cat6 point under the front soffit allows for one later.
00dVariations: priced, to decideVO3: upstairs landing balustrade, plasterboard wall to glass (Stefan Mazzeo, 20 Oct 2026), all three dwellings. Option 1, glass with a nano rail: $11,088.00 ex GST ($12,196.80 inc GST), about $4,066 inc GST a dwelling. Option 2, frameless with no rail: $15,840.00 ex GST ($17,424.00 inc GST), about $5,808 inc GST a dwelling; dearer because without a rail the glass must be toughened laminated, so it holds together if it breaks. Not decided. Are Option 2's fixings the same matte black pins as the stair? VO4: stone cladding to the laundry wall, to match the entry hall wall (Stefan Mazzeo, 29 Oct 2026), all three dwellings, including a substrate suitable for stone and supply and laying of the matching stone. $7,850.76 ex GST a dwelling; $23,552.28 ex GST ($25,907.51 inc GST) for the three. Approved by John, 29 Oct 2026; Franci confirms it to Mastacon so the orders can be placed. VO5: a sidelight to every laundry door (Stefan Mazzeo, 2 Nov 2026; revised 4 Nov 2026), all three dwellings. Agreed: $727.43 ex GST a dwelling; $2,182.29 ex GST ($2,400.52 inc GST) for the three. Mastacon has instructed the aluminium contractor. The front door is not being widened: it stays the documented 900 leaf, 2400 high, so the $1,050 door upgrade falls away and the first price ($3,832.29 ex GST for both parts) comes down by that. Still open, for the Urban Door & Hardware appointment: the door itself, 2400 high with about four wide vertical boards, stained to match the Headed Gum cladding (Harriett brings the sample). The tender's "3 coats satin enamel to front door" becomes a stain finish. VO6: joinery changes to match the renders (Stefan Mazzeo, 2 Nov 2026, from Harriett's brief to the joiner, which uses our renders), all three dwellings, each item priced on its own, ex GST for the three: 1 LED channels in the Bed 2 and Bed 3 wardrobes, $1,500.00; 2 Bed 1's walk-in robe in the timber laminate, 2 m high and open above, with LED channels, $4,125.00; 3 an integrated fridge in the kitchen, $2,437.50 (the joinery only; the fridge is extra); 4 39 mm thick laminated panels in the kitchen, $13,125.00; 5 the butler's pantry's curved end panel and LED channels to its floating shelves, $6,562.50; 6 LED channels under the TV unit, the laundry overheads and the vanities, $1,687.50. All six: $29,437.50 ex GST ($32,381.25 inc GST), $9,812.50 ex GST a dwelling. The LED strips themselves and their wiring (electrician) and the fridge are not included. Mastacon would like the chosen items by the end of the week of 2 November, so the joiner can start shop drawings. Not decided. For item 4, which panels are the 39 mm ones (the framed tall units, the island ends?), and what would the same look cost in standard-thickness board? For item 5, what is the shelves' LED channel without the curved end?
00eLighting and switchesDownlights in pairs, everywhere (John, 26 Oct 2026). The tender's electrical allowance already reads “Double down lighting throughout house for architectural finish. Bathrooms single down lights” (66 downlights per dwelling). The Light Impact's plan has the pairs, including the balcony and the downstairs alfresco: good. It shows 71 downlights per dwelling (DL.1 to DL.3): is the difference over the allowance, and what does it cost? Layout: not a standard grid. The Light Impact's pairs sit in a regular grid in the living, the bedrooms and the balcony (a pair at each corner of the room). We'd like each pair placed for what is under it: over the island and the dining table, the sofa, either side of each bed head, the stone walls and the artworks, down the corridor, and over the seating in the alfresco and on the balcony. The two lights of a pair close together, as in the photos. Please revise the plan for us to review before rough-in. Fittings: small-aperture, deep-recessed anti-glare downlights, trim flush with the ceiling, warm white (3000K), dimmable, as in the photos. The Light Impact's D700.B (white, 90 mm cut-out, 3000K, dimmable) suits. Colour: the plain downlights white, so they disappear into the white ceiling; we are considering black for the adjustable art lights (D700.RSX, made in black) so they read as a feature. Any price difference? Dimmers (John, 26 Oct 2026): rotary dimmers, as in the photo, in the Hager Silhouette range (the WBMDUR rotary dimmer, trailing-edge for LED), on the living and dining, kitchen, bedrooms, alfresco and balcony lights; plain switches in the bathrooms, laundry and garage. Matched to the downlights' drivers so nothing flickers or hums. Neither the allowance nor The Light Impact's plan shows dimmers: please price, and confirm the D700 drivers suit them. Switch colour: the tender has matte black Hager Silhouette switches and power points. We are considering matte white in the same range, so they disappear on the white walls. Is it the same price? To confirm at the meeting. Ceiling fans are already chosen, in place of The Light Impact's white Surf 52 (FN.1, six per dwelling): the living, a ThreeSixty Kirra 183 cm DC, black base, Washed Oak blades, no light; Bed 1, 2 and 3, a FARO Barcelona Klim 150 cm DC, matt black and pine; the alfresco and the balcony, the tendered EGLO Surf 60 in matt black with Burmese Teak blades (if it is rated for a coastal site; otherwise a coastal-rated fan in the same look). Each on a wall controller rather than a remote (remotes go missing in a rental). Fan-rated fixings and blocking at each. Tender item 15 covers five fans; the living-room fan is extra: please price. The two stone walls have their lights chosen: a pair of Buster + Punch Exhaust surface downlights on each (graphite, brass Cross detail), about 430 apart and 250 off the stone: the entry's long wall near the front door, and the stone wall in the pool-side lobby by the laundry. The Light Impact's plan has an in-ground uplight at the entry's wall instead and nothing at the lobby wall: please swap in the Exhaust pairs (four per dwelling) and price them. At the entry, the Exhaust pair on its own switch, dimmable and on a night-time sensor for late arrivals, with the two recessed downlights towards the service-door end on the second gang. Pendants: dining, the RoyaleGlow organic pendant in white, medium 80 × 42, centred over the round table (chosen for now; The Light Impact suggests the Tradition oval). Island, a linear pendant: The Light Impact's Tasman double is the kind of thing we had in mind; finish to choose. The stair void (PL.1, three TBC): our proposal is one cascade of opal glass globes on black cords, lowest globe about 2.2 m above the entry floor (section 12a). Bed 3: travertine ring pendants either side of the bed in place of wall lights. Bed 3 layout (the plan says “check bedroom layout”): the bed head is on the east wall, centred on the grooved oak cladding, with the robe on the west wall (section 01a). So the two bedside points go either side of the bed on the east wall, about 1.2 m off its centre line, not on the west wall as drawn. Wall lights: Bed 1 and Bed 2 (WL.6, WL.4): black swivel-head wall lights either side of the bed, switched at the bed, with power at both bedsides. Bathroom and ensuite (WL.2, WL.5): the vanities have walnut mirrors, not backlit (decided at the lighting meeting, 30 Oct 2026), so is a wall light still wanted there? The corridor's W2000 uplights and the paired art lights on the two artworks suit us. Strip lights we have asked for elsewhere, to be on this plan: under the kitchen's overhead cupboards and the island overhang; a warm strip in the curtain pockets (living and bedrooms); under each shelf in the robes (on the room's switch); the slot in the bathroom ceiling washing down the fluted wall; under the vanities on a motion sensor as a night light; the laundry cupboards switched on by the bi-fold doors opening; along the top of the balcony's frosted glass. And two LED battens on a motion sensor in the garage. Outside: The Light Impact's up/down wall lights (EX.1) are drawn white; we'd prefer black, as for the front lighting (09b), coastal-rated. In-ground uplights black, as drawn: four in the courtyard's planting slot, two in the patio slot, one under the olive; low step lights in the side-path wall; 12 V garden uplights in the back garden (the six “landscape” points); on a timer or dusk sensor (09a). Power and data, changes to the electrical layout (WD 14 and 15), bedrooms: so the electrician can take everything in one review (Stefan, 29 Oct), the changes are collected here room by room (most are already asked on the room's own page). A double power point with USB-C at each bedside in all three bedrooms, placed for the bed as designed (Bed 3 either side of the bed on the east wall). The TV and data point opposite each bed, as drawn. Bed 1: power at the slot window head if the Duette blind is hard-wired (02b). Bed 3: power at the curtain pocket for the motorised track (tender). Bedroom switching: the ceiling lights on two-way switches, at the door and at the bed; the wall lights (or Bed 3's pendants) switched at the bed; the fan on its wall controller by the door. Living, dining and kitchen: TV and data behind the TV unit (08a); the dining pendant's point centred over the table (08a), not drawn; a double power point with USB-C in the island's waterfall end (05b); double power points above the butler's bench for the kettle, toaster and microwave (05b); points for the integrated fridge, the dishwasher, oven, induction cooktop and ducted rangehood where the kitchen design puts them; and the LED strips' drivers somewhere they can be reached. Bathrooms, washroom and ensuite: the plan shows IXL 4-in-1 heat-lamp units in the washroom and the ensuite. We've asked for humidity-sensing exhaust fans with a run-on timer in every wet room (section 10), and the air-con heats the house: are the heat lamps still needed? A hard-wired heated towel rail on a timer in each bathroom (10). No power is needed behind the mirrors: they are not backlit (30 Oct). Laundry and garage: power for the washer and heat-pump dryer as laid out in 11b, and a point inside the tall cupboard for the stick vacuum's dock. Garage: WD 14 shows two fluorescent battens; we've asked for LED battens on a motion sensor with a switch at the hall door (11c), power and data at the door opener, and an EV charger circuit. Data (Cat6), not drawn: the Wi-Fi access points, one upstairs, one in the downstairs corridor ceiling and one outside under the balcony (the plan shows Wi-Fi only upstairs); the video doorbell beside each front door; the TVs; the solar inverter; all run back to a patch panel in the network cupboard, with a double power point there (00b). Air-con controllers (Reeve asked, 28 Oct; not drawn): the main controller upstairs in the living area (the living, kitchen and Bed 1 are upstairs), a second controller downstairs in the hall outside Bed 2 and Bed 3, and Wi-Fi control so it can be turned off between guests and the temperature range limited. Please price the second controller and the Wi-Fi. Outside: a weatherproof double power point on the balcony clear of the bbq (13a), and one in the alfresco (both drawn: please confirm the positions). Dwelling 3: the pool equipment circuits and a power point for the pool cleaner (07a); the roof-to-switchboard conduit for the solar and batteries (07b).
00fLighting, room by room: the same look for lessWho supplies: we would much rather Mastacon supplied every fitting through its own lighting supplier, on one invoice, installed and warranted by your electrician. The products on this page are examples of the look, found online; please match them through your usual supplier, or tell us what you would use instead. Downlights: keep the tendered Haneco Dular Fix Tri (66 per dwelling in the contract), white, set out to The Light Impact's rev 2 pairs (about 44). Only the thin black adjustable stick spots (DL.3, about 16) are extra. Is there a credit for the downlights the layout doesn't use? Upstairs living, dining and kitchen: the tendered downlights in The Light Impact's pairs; the dining pendant centred over the round table (an example for now, a soft off-white silk pendant; not final); a straight black linear pendant over the island; the Kirra fan over the sitting area. No LED strip around the ceiling (LED.4) and no shadowline: please take both out. Stair void: one cascade of opal glass balls on black, about six, lowest about 2.2 m above the entry floor and clear of the treads; and the step lights (SL.1) in the stair wall. Bed 1 and Bed 2: the tendered downlights in pairs; a black adjustable reading light either side of the bed, switched at the bed; the FARO Klim fan. Bed 3: the tendered downlights in pairs; a stone pendant either side of the bed (preferred: the Petra travertine disc; options pictured) (on the east wall, either side of the bed head, about 1.2 m off its centre line), switched at the bed; the FARO Klim fan. Downstairs hall, entry and lobby: three white up/down wall washers on the hall wall; two pairs of black art lights on the two artworks; one pair of Buster + Punch Exhaust (graphite, smoked bronze Cross) on the entry's stone wall and one pair on the lobby's stone wall (four, not The Light Impact's six); an art light (a black stick spot) on the artwork on the end wall, directly opposite the front door, which The Light Impact's plan doesn't show; the garage's two tendered LED battens. Bathrooms, washroom and ensuite: the tendered downlights (single in the wet areas); the LED strip under each vanity (LED.2) and the waterproof strip on each shower ledge (LED.3). The tender already includes six LED strip runs with channel and driver: please confirm they cover these five. Outside: black up/down wall lights (EX.1) as drawn; the alfresco and balcony each with four black IP65 surface cylinders and the tendered EGLO Surf 60 fan. Dwelling 3 also has a black twin adjustable spot in the pool equipment enclosure and one on Bed 3's wall over the side path (EX.2) and the three backlit lights on the pool fence (EX.3). Everything outside coastal-rated (about 1 km from the sea). The electrician's price: the tender already wires 66 downlights, 5 pendants, 7 feature wall lights, 7 external wall lights, 6 stair lights, 5 fans, 2 battens and 6 strip runs per dwelling. The Light Impact's layout adds about ten ceiling points, two stair lights, the living-room fan and the landscape points. Please list what the electrician's extra covers, and the credit for the tendered fittings not used.
Bedrooms
01aBed 3 — the designBed position. The king goes on the east wall, centred on it, with the cladding behind it — on the south wall it would have left only about 500 to the robe. Confirm power and the two pendant points are set out to suit (either side of the bed, about 1.2 m off its centre line). Cladding on the full east wall, 3.9 m × 2730: Supawood grooved Tasmanian oak on black MDF, solid boards, or Touchwood Tasmanian oak on black (the three options are the next questions). Timber cladding: the reference reads as vertical boards about 180–200 mm wide with a fine shadow groove, light warm oak, clear matte, floor to ceiling. Please source and price three options, installed per m², full height (2730), and say who does each: Option 1 — Supawood SUPALINE grooved panels (the closest match found): SUPAVENEER Tasmanian Oak ¼ (quarter-cut, straight grain) on black MDF so each groove reads as a dark shadow line; grooves ~5–6 mm wide at ~190 mm centres, vertical; clear matte; concealed fixing. Supawood, 1800 002 123, info@supawood.com.au — no SA office listed, so ask them for an Adelaide installer. Please get a sample. Option 2 — solid Tasmanian oak lining boards, about 180 mm, square-edged with a shadow gap, clear matte, installed by your carpenter. Option 3 — Touchwood Veneer Panels, Tasmanian Oak on black (Franci sent the brochure, 23 Oct 2026): Tasmanian oak veneer on 9 mm moisture-resistant black MDF, tongue and groove, 1212 mm wide sheets; the black sheets come 2440 or 3040 long, so a 3040 sheet runs the full 2730 with no cross joint (about four sheets a wall). The grooves are a V-joint every 100 mm, showing black: finer than the ~190 mm boards in the reference (about 39 lines across the 3.9 m wall rather than 20), so it reads as narrower boards. The veneer comes raw and is finished on site (clear matte, e.g. a hard wax oil); 8.3 kg/m², fixes straight onto plasterboard, with matching 20 × 10 solid Tas oak mouldings for the corners and ceiling line. touchwoodproducts.com.au. John, 23 Oct 2026: not the preferred option, because the 100 mm grooves are too narrow for the look; options 1 and 2 come first. Price it only as a fallback. Floor: COREtec Naturals Herringbone 'Lumber' 50 LVPEH 804 (Solomons) in this room only, meeting the main floor at the door (a contrast, not a match). Please price it against the tendered herringbone and confirm the threshold detail. Bedroom door to open outwards, or a cavity slider into the south wall, so it clears the chair and bedside. Which do you recommend? Decided (John, 22 Oct 2026): it opens outwards into the hallway, hinged on the east jamb. Robe the same design as Bed 2 (section 02a), on the west wall: white laminate, hinged, long matte black bar handles; a lit open column in matte black laminate (550 wide) at the slider end with a warm LED strip under each shelf on the room's light switch; four doors; and an open luggage bay at the south end, lined in black, with an oak bench and a cushion (removable, washable cover), a drawer under, a black hanging rail and hooks, an LED strip at the top. Curtains in the recessed ceiling pocket over the slider, full wall, black double track (section 03).
01bFloorboard combinationsOriginal pair, two products, Bed 3's slab self-levelled to suit: keep Elements Hydro Cedar Mist (10 mm laminate on a separate acoustic underlay, about 12–13 mm finished) and the COREtec Naturals Lumber herringbone (8 mm with its cork underlay attached), and build Bed 3's slab up with self-levelling compound, about 4–5 mm, so the two finish flush under the black flashing at the door. Can the installer measure the actual products, confirm the build-up, and price it for all three Bed 3s? The credit for this swap: tender item 30 includes engineered timber to the green areas and direct-stick engineered herringbone to Bed 3, with floor preparation. Please give the credit for deleting item 30 as tendered, the price of the original pair above (Bed 3 self-levelled, a quality acoustic underlay under the laminate), and the net figure, with the m² you measure. Our estimate of the like-for-like difference is about $28,000 inc GST across the three dwellings (workings below).
02aBed 2 — the designRobe (as drawn, 600 deep under the 2.4 bulkhead): white laminate, hinged, full height to the bulkhead. The design (chosen 1 Oct 2026): the lit black column with the luggage bay, below. Please price it, and price the two alternatives alongside for comparison. Alternative — black column, unlit: a tall open column at the window end, 550 wide, lined in matte black laminate, two shelves, a drawer under and a cupboard over; six doors with long matte black bar handles. The design — lit column and luggage bay: a tall open column at the window end, 550 wide, lined in matte black laminate, two shelves, a drawer under and a cupboard over; four doors with long matte black bar handles; plus a warm LED strip under each shelf (power and a driver inside the robe, on the room's light switch, not a sensor), and the two doors nearest the bedroom door replaced by an open bay lined in black: an oak bench at ~450 with a cushion (removable, washable cover), a drawer under, a black hanging rail and two hooks, an LED strip at the top. Alternative — Franci's: the central niche of the original design lined in pale oak, one shelf, two drawers under, with oak bar handles and pulls. (If chosen, the handles would be matte black: no oak or brass hardware.) Wall lights either side of the bed (black, swivel heads, switched at the bed), with power points at the bedsides. Window left as drawn (AAW 2710 × 800, high); curtains in the recessed ceiling pocket (section 03), full wall.
02bBed 1 and the walk-in robe — the designBed: a king, head on the west wall under the slot window (AAW 600 × 1510). Wall lights either side (black, swivel heads, switched at the bed) and power at both bedsides. No door between Bed 1 and the walk-in robe. Please delete the 720 cavity slider there (credit?) and finish the opening square set, no architrave. Price widening it to about 900 so more of the robe shows. The 720 slider between the robe and the ensuite stays. Walk-in robe joinery, open, both sides, in the pale oak of the kitchen (Laminex AbsoluteGrain): towards the bedroom, hanging under a shelf on a matte black rail; towards the ensuite, three oak drawers with black pulls and two open shelves. The west side is the suitcase bay: the rail at the top for shirts and a low oak luggage platform (~150 high) underneath; the east side is long hanging. A warm LED strip under the front of every shelf, on the robe's light switch. Please price. Limewash: every wall of Bed 1 and the walk-in robe in a pale warm limewash (for example Bauwerk Bone or Dalray Bisque), ceiling flat white, doors in a washable paint tinted to match. Does your painter apply limewash? If not, we may do it after handover. Please price it as a variation and say what the walls need first (primer, level of finish). Front window (AAW 2420 × 990, tall, from the floor): sheer + blockout on a matte black double track in a ceiling pocket the full width of the front wall (section 03), floor to ceiling. Slot window over the bed: a Luxaflex Duette honeycomb blind in a blockout fabric, PowerView motorised with a remote, recessed in the window head. Battery or hard-wired: if hard-wired, power at the window head. Ceiling fan: FARO Klim 150, matte black with pine blades, over the bed. Two downlights. The front wall (WD 10): outside, the wall is angled about 9° (it steps back 349 mm over 2.2 m) to the window, which sits square to the street at the deep end. Inside, the plan draws a straight line across the room about 540 mm behind the frame, leaving a wedge-shaped space between it and the angled wall, up to about 450 mm deep at the east end, with a thin triangle drawn in it that isn't labelled. Is the bedroom wall straight with a closed void behind, or does the room follow the angle? And what is the triangle (a ledge, a seat, a services void)? Our pictures show the wall straight. Answered (7 Oct): the bedroom wall is straight, as the upper floor plan draws it.
03Curtain bulkheadsSquare set to ceiling: no reveal, no gap. The upper plan already annotates bulkhead at Bed 1 — confirm it extends to every curtained opening on both floors. Depth needed for a double track (sheer plus blackout), and what it takes off the 2730 mm ceiling line in that room. Which openings: every sliding door and window, or living and bedrooms only? Recessed ceiling pocket for a double curtain track (sheer + blockout), rather than a dropped bulkhead where the room allows: about 150 wide × 120 deep, square set, no shadow gap, running the full width of the wall so the curtains hang from the ceiling to the floor. Needed in Bed 2 (the whole west wall, ~3.9 m, past the high 2710 × 800 window), Bed 1, Bed 3 and the living room (the balcony slider wall). Tracks in matte black to suit the black accents through the house. Please allow blocking for the tracks and power for a warm LED strip in the pocket (living and bedrooms), and confirm the ceiling framing allows the recess. The tender has only one bulkhead: “Line bulkhead to rear Bed 3 window to conceal motorised curtain track” (so Bed 3 has a motorised curtain track in the tender); the rest is a variation.
Kitchen and living
05bThe kitchen — the designJoinery details, as drawn here: a 50 mm oak border round the face of each tall unit; 10 mm grooves between fronts; one 25 mm horizontal groove at ~2140 across the fridge, oven tower, overheads and the cupboards over the cooktop; a 15 mm shadow line under the stone; 40 mm mitred waterfall ends. Achievable in laminate, and within the joinery allowance? Oak laminate: the inspiration's pale, long, straight-grained oak. Our own shortlist was Austral Oak TrueScale, then Calm Oak and Seasoned Oak. Harriett has since chosen Raw Bluegum TrueScale 2623 (8 Oct, see the Laminex colours question). The two are very close: both are pale, warm, straight-grained timbers from the same Laminex range, so her choice keeps the look of this design and is not a change of direction. The earlier pictures on this page show a stand-in pale oak drawn in the model, not either product; the two pictures in Harriett's colours use Laminex's own Raw Bluegum. Stool side of the island: three fixed white panels with the same grooves (no doors), a recessed kick, and an LED strip under the overhang. Crazy-paved splashback (section 06): the extra over the tendered tile, grout (epoxy?) and sealing. We lean towards stone behind the cooktop and crazy pave elsewhere, for cleaning in a rental. Appliances: Fisher & Paykel, as in the contract (item 35, "Fisher Paykel 90cm Package"; John, 2 Nov 2026). Il Bagno's list of 7 Sep has Euro appliances (cooktop, oven, rangehood, dishwasher); please replace them with the Fisher & Paykel package, and send us its schedule (the model numbers). Oven under the cooktop (John, 29 Sep): a 600 built-under oven centred under the induction cooktop, with ~500 drawer banks either side; the old oven tower becomes a tall pantry cupboard. Please confirm an approved oven/cooktop pair for stacking, and a cool-touch door (children at door height). Kickboards: black throughout, as designed (John, 8 Oct). Harriett suggested making each kickboard the colour of the fronts above it (timber under the tall units, white under the drawers); the two are pictured side by side here, and John prefers the black. Recessed, in Laminex Black 460. Please confirm. Laminex colours from Harriett (meeting of 8 Oct, to be confirmed with samples): Raw Bluegum TrueScale 2623 for the timber fronts, Alabaster 203 for the white fronts and Black 460, all in Natural finish. Harriett recommends the AbsoluteGrain finish instead, at about 20% more by her estimate. Laminex lists Raw Bluegum TrueScale and Black in AbsoluteGrain, but not Alabaster (the white in that finish is Chalk White). Please price the joinery both ways, Natural and AbsoluteGrain, say which white goes with AbsoluteGrain, and supply a sample of each to hold against a Cedar Mist floorboard and the benchtop stone. Two pictures on this page show the kitchen in these colours; a picture cannot show the difference between the two finishes. So we are all on the same page: Raw Bluegum is almost identical in tone to the Austral Oak we had shortlisted ourselves, so this is the same kitchen, not a new look. Handleless fronts were drawn on the drawers under the tower oven; with the oven moved, the tower is one tall door with the fridge's short black inset pull. Everything else has slim matte black bar pulls. Butler's pantry fit-out (the drawings show the U-shaped 400-deep bench but not what's in it). We'd like: drawers under the U; open oak shelves (2 rows, ~280 deep, the lower one level with the underside of the overhead cupboards, concealed brackets, matching the joinery) across the end wall and along the storage wall above the U, each with a warm LED strip underneath; matte black double power points above the U for the kettle, toaster and microwave; an integrated dishwasher beside the sink; a matte black tea-towel rail on the end of the U. Please price. Butler's sink and dishwasher: we'd like the sink moved from near the pantry's entry (as drawn) to the middle of the bench, with the integrated dishwasher at the dead end beside it and drawers plus a pull-out bin nearest the entry, so the open dishwasher door never blocks the pantry. The sink sits on a cupboard with doors. Please price moving the plumbing ~500 mm. Fridge: the brief is a Fisher & Paykel integrated fridge; no model has been chosen. For sizing only, we looked at an 80 cm integrated French-door example (RS80A1: 796 W × 606 D before its panel, with a bottom freezer drawer). Which F&P integrated models suit the drawn 700-deep cabinet, and what hinge-side clearance do they need against the nib wall? We've allowed a 50 oak border there. Rangehood: integrated in the cupboards over the cooktop, their underside at ~1550 (650 over the cooktop), ducted outside, not recirculating. What's the duct route? Island extras: a double power point with USB-C in the waterfall end, and a soft LED strip under the overhang on the stool side. Rounded corners on the U: a 100 mm radius on the two exposed corners at the walkway, stone top and end panel together, in a walkway only ~800 wide. Is a radiused end panel and stone corner a standard detail for your joiner and stonemason, and what does it add? Clearance at the fridge: the drawings show only 700 mm between the tall fridge unit and the island (1000 is the usual minimum — an open fridge and a drawer can't pass). Narrow the island from 1200, or is 700 intended? Fisher & Paykel integrated fridge confirmed, plus pricing for the matching F&P suite. Timber laminate to the cooktop recess — achievable, and what heat clearance is needed behind a cooktop?
06SplashbackIs the real thing achievable, and what is the extra over a standard stone or tiled splashback? If not — which tile gets closest? Same question as the bathroom “alternative tile”, and it could be one product for both. Grout, sealing, and how it cleans behind a cooktop in a short-stay property. John is leaning to the crazy pave (25 Oct 2026), as long as it is easy to clean or protected. What would you do to make it so? Our understanding of the usual ways: honed and filled stone pieces rather than tumbled (no open pits to hold grease); epoxy grout, flush with the face; an impregnating (penetrating) sealer that does not change the colour, re-applied every year or two; and behind the cooktop either the benchtop stone or a panel of clear low-iron toughened glass fixed over the crazy pave, so it still shows but wipes like glass. Which would you recommend for a holiday let, and what does each add? Square tumbled travertine instead of the crazy pave (Harriett's suggestion; pictures added 7 Oct). A 100 × 100 × 10 tumbled travertine in a warm cream, straight grid, about 3 mm joints, for example Australian Paving's Travertine Tile 100 × 100 in Classic Cream. In four places: behind the cooktop, the bench beside the fridge, the butler's sink wall and the laundry — about 3.1 m² per dwelling, 9.2 m² for the three before waste. We do not want the benchtop stone run up the wall. Please price it against the tendered tiled splashback, with stock for all three kitchens from one batch. A splashback with more colour or contrast (John, 8 Oct): the cream stone options read as bland for a holiday let, so we are also looking at a glazed tile with some life in it, in the same three places. Pictured: a charcoal finger tile with dark grout, matte and gloss, one dark honed stone slab, a light aqua finger tile stacked upright, and a sea-green subway. Which would you choose for this kitchen, would a colour date, and which tile ranges should we look at for samples? The benchtop stone run up the wall has also been suggested (Harriett; Franci likes it). John does not want it: too bland, with no contrast against the benches. It is pictured here too, so the options can be compared side by side. After the meeting of 8 Oct: Harriett liked the gloss charcoal finger tile and John is happy with it; that is the current lean, not yet confirmed. No product has been chosen: please suggest one, with a sample. Two more ideas, 13 Oct: we asked two independent AI design reviews for ideas of their own, and both came back to a small glazed tile in a plain straight grid, the same on all three walls, with epoxy grout close to the tile's colour. One is a blackened olive glazed square (100 × 100, near-charcoal from a distance, olive and brown up close); the other a sandy taupe tile (about 300 × 75, stacked flat, a shade deeper than the benchtop). Both are pictured. Neither is a product yet: does a tile like either exist in your suppliers' ranges, and could we see one beside the benchtop stone and the laminate samples? Square travertine behind the cooktop: tumbled travertine is porous and pitted. Would you use it there as it is, with the pits grout-filled and a penetrating sealer, or a honed and filled travertine of the same size behind the cooktop only? Grout colour (warm beige, not white), epoxy or not, and how the tile's edge finishes against the oak frame of the cooktop recess with no metal trim showing.
08aLiving and dining — first lookDining pendant power point: centred over the table, which sits in the middle of the room's width and about 5.9 m from the butler's partition (to be set out on site once the table position is confirmed). TV wall (party wall): blocking for a floating TV unit (~2.0 m long, 300 off the floor) and for a 65" Samsung Frame above it; power at TV height for the Frame's wireless One Connect box; power and data behind the unit. Curtains: a recessed ceiling pocket along the balcony slider for a double track (sheer + blockout), with an LED strip in the pocket. Ceiling fans (none are drawn; the electrical legend has the symbols but none are placed): chosen (John, 29 Sep): a ThreeSixty Kirra 183 cm DC fan, Washed Oak timber blades, black base, no light, in the living; a FARO Barcelona Klim 150 cm (matt black body, pine blades) in each bedroom, and an outdoor-rated fan on the balcony. Please price fan-rated fixings and wiring at each, with a wall controller rather than a remote (remotes go missing in a rental). Tender item 15 already includes timber-look ceiling fans to the alfresco, balcony, Bed 1, Bed 2 and Bed 3: please confirm the chosen fans fit that allowance, and price the living-room fan, which is not in it. Balcony slider height (please confirm): the tender (R2 item 10, “UF/LIVING; 246 Wide Pocket 5 Track OXX”) has it 2700 high, three panels (1147 / 1067 / 1096); the working drawings (WD 10) say 2400. John wants the openings as tall as possible, so we'd like the 2700 as tendered, near floor to ceiling. Please confirm 2700, and how its head works under the 2730 ceiling with the recessed curtain pocket. The pictures are being redrawn at 2700 with three panels.
Bathrooms
10cThe wet areas, measuredSet-downs. Drawn at 45 mm with a screed to fall (WD 08). Confirm the step-free detail for the upstairs ensuite shower, where the floor is Structafloor on joists, not slab. Water escaping the downstairs shower. The opening is 1.10 m, nearly the shower’s full width. Shower head at the far end, spraying away from the opening; the frameless glass above the half wall; the whole floor falling to a waste. A linear drain along the far wall lets the shower floor fall one way, so 600 × 600 floor tiles stay whole instead of being cut into wedges. Grates in matte black, not chrome. The tender (item 29) has “Chrome Smart Grates”; the design is matte black throughout (no chrome anywhere). Please price the linear drains and floor wastes in matte black, all three dwellings. Step-free entry, downstairs shower. WD 09 marks it an NCC Livable Housing shower, which needs a step-free entry: a water bar of 5 mm or less at the opening, or a second linear drain across it. How will you detail it? The window inside the downstairs shower sits at 1800–2400 (WD 39), 600 above the ledge. The reveal and sill need waterproofing as part of the shower, with obscure glass since the wall faces the side boundary. Confirm it’s safety glass. Ensuite WC bay is 0.75 m wide, tight for a guest. Can the shower wall move 100–150 mm? Ensuite shower entry is 0.62 m. Usable but narrow — confirm it is intended. Fittings on fluted tile. If the concave tile goes behind the shower mixer, the rail and the basin taps, their round plates need a flat surface to seal against. Will the tiler grind a flat patch, or set a piece of flat tile at each fitting? That decides where the plumber sets the pipes. Shower ledges: keep them as drawn (WD 11) in both showers, but topped with one piece of the benchtop stone instead of tile, falling slightly back into the shower. Price the stone top, and confirm who fabricates it with the vanity tops. A ceiling downlight over each shower ledge, so it’s lit from above with no wiring in the wet area. Confirm on the electrical plans (WD 14, 25, 36). Shower screen: frameless. The 810 wall is to be half height, about 1100, with a fixed frameless glass panel above it to about 2000. Intended: 12 mm toughened held on two edges only, in channels recessed into the half wall and the back wall before tiling, so no metal shows and the tile runs to the glass. No bar or ceiling post. Confirm the wall height, that the recessed channels are allowed for in the framing, and that a panel this size (810 × 900) needs nothing more. Vanities: custom floating joinery with a recessed shadow line under the benchtop and between the drawer rows as the finger pull, not flush fronts. Laminex AbsoluteGrain Classic Oak is the lead colour. Who makes them? Timber-look floor in a wet area — tile or vinyl, and how it is waterproofed. Answered: the wet areas are tiled in Life Bianco. How many bathrooms per dwelling get the feature wall — all of them, or the ensuite only? Answered: all three rooms (bathroom, washroom, ensuite), as on Harriett's tiling mark-up. Exhaust fans that run themselves in every bathroom and WC: humidity-sensing, with a run-on timer, ducted outside. Guests don’t switch fans on. A night light: the under-vanity LED strip on a motion sensor, at a low level, for night-time trips. Heated towel rails, matte black, hard-wired and on a timer. Downstairs it goes on the dry wall just outside the shower opening, clear of the door swing, not inside the shower. Shower glass: a 150 mm radius on the free top corner of the frameless panel. Price as options, so they can be decided on cost: a protective coating on the shower glass; epoxy grout in the showers; electric in-floor heating under the bathroom tiles, on a timer (per bathroom); and PVD matte black tapware and accessories against standard powder-coated matte black, because Adelaide’s hard water marks the standard finish.
10dThe downstairs bathroom — the designIs it all achievable as drawn and specified here, within a normal tiling and joinery allowance? Anything she would change? Her ideas — this is a short-stay rental and the aim is a “wow” bathroom that is still quick to clean between guests. Fluted tile: stock and lead time for three dwellings from one batch; how she details the external corners and where the flutes meet the flat tile. Fittings on the flutes: a flat patch or a flat tile behind the shower mixer, rail and basin taps? Frameless glass in recessed channels with no bar, 150 mm radius corner — has she done it on a half wall this size? Shower ledge topped in an offcut of the benchtop stone, falling back into the shower. Vanity: custom floating joinery with the recessed shadow-line finger pull — who makes it, and does the Laminex oak wrap into the reveal? Paint: the only painted surfaces are the ceiling and the door. Her pick of warm white against the Pearl tile. Lit fluted wall: a linear LED in a narrow slot in the ceiling, tight against the fluted wall behind the vanity and shower, washing straight down it so every rib throws a shadow. It has to be framed into the ceiling before sheeting. Is she happy with the detail? Which LED and driver, and where is the dimmer? Basin: a round vessel with a rugged, chiselled stone exterior and a smooth bowl (chosen 28 Sep; reopened 4 Nov: John now leans to a matte black undermount basin, and Mastacon is pricing both), in place of the plain white oval — stone-beige to match the tile and top. Natural stone or a sealed concrete version of the same form (e.g. Sticks & Stone Co Round Rugged, Ø400, ~$740)? Concrete is favoured for a rental: natural stone stains from toothpaste, dye and fake tan. No overflow, so an unslotted waste; nine across the three dwellings, one colour batch. Pictures 4–6 show the stone basin. Mirror option: instead of the round backlit mirror, an organic-shaped solid timber mirror (Etsy maker; 90 × 82 for the two downstairs vanities, 75 × 68 for the ensuite — nine across the three dwellings; walnut or oak). John has the 90 × 82 in walnut in his own ensuite. It isn’t backlit as sold, and it’s heavy: noggings in the wall behind it before tiling. Decided at the lighting meeting, 30 Oct 2026: no backlight, so no LED strip and no power behind it. The contract's nine round backlit LED mirrors (item 32) are therefore not wanted: please credit them, or credit the difference if Mastacon supplies and hangs a plain round mirror instead.
10eThe downstairs washroom — the designOption — microcement instead of the fluted tile on the vanity wall (the idea in 10b, still open). About 1760 × 2730, roughly 5 m², warm clay tone a few shades darker than the Pearl tile. Please price it against the fluted tile, and advise: who applies it (a specialist plasterer, not the tiler); the sealer and how often it needs resealing; detailing the wall-mounted basin taps through it; and cracking — it's the stud wall with the concealed cistern behind, so does it need a board system or a movement joint? Concealed cistern in the middle wall. The wall-hung toilet mounts on the 92 mm stud wall between this room and the bathroom. Does a slim in-wall cistern and frame fit, or does the wall need building out? The rev H ensuite draws a ledge over its WC, which may be exactly that. WC height: the drawings mark this an “NCC Livability compliant WC”. Confirm the pan height and the grab-rail noggings behind it. Fluted tile behind the vanity only, stopping at the tiled wall beside the toilet; flat tile behind the toilet so the pan and flush plate seal flat. Lit flute slot along the ceiling above the vanity only (1760 long). The same vanity, benchtop, basin, taps and 90 × 82 walnut mirror as the bathroom (10d).
10fThe upstairs ensuite — the designHalf-height wall with glass at the shower entry in place of the full-height 550 return drawn on rev H, so the window light reaches the shower. Frameless, recessed channels, 150 mm radius corner — as downstairs. The ledge drawn over the WC: we have taken it to be the concealed-cistern box for a wall-hung toilet, topped in the benchtop stone as a shelf at 1200. Is that what Spectra intended? Tight spots: the WC bay is 751 wide and the shower entry 618 — confirm both are as intended and work for the Livability requirements on the upper floor. Step-free shower on sheet flooring: the upstairs floor is Structafloor on joists, so the shower set-down has to be built into the framing. One fluted wall, the long east wall behind the vanity and on into the shower, lit from a ceiling slot along its full length. Mirror: 750 × 680 walnut, not backlit (size decided 27 Sep, up from 600 × 550; backlight dropped at the lighting meeting, 30 Oct). Noggings in the fluted wall behind it. Basin: round, rugged chiselled-stone exterior, smooth bowl (chosen 28 Sep; reopened 4 Nov, a matte black undermount is being priced too) — natural stone or a sealed concrete version of the same form; see 10d.
10aTexture tile — Franci’s suggestionWhich of these is the look — they are not the same tile. Five are a wide fluted travertine, one is a narrow stacked tile, one is a cooler grey stone and one is timber battens rather than tile at all. Feature wall only, or the whole wet area? Every reference here uses it on one wall and a plain tile elsewhere. Price it against the travertine Harriett proposed — this is a swap, not an addition. Fluted stone is hand-set and the ribs have to line up across a corner and around the niche. Confirm that is in the tiling allowance. Adelaide Marble Surfaces (59 Grange Rd Welland) and Solomons Flooring (322b Grange Road Findon) — does Mastacon have accounts with either?
10bRendered walls instead of tile — microcementPrice the separate downstairs vanity room only in render (2.86 × 1.91 overall, measured in 10c), against the same room tiled. That room has no shower in it, which is what makes it the cheap place to try this. Who applies it? It is a specialist plasterer, not the tiler. Does Mastacon have one, or is it a direct trade? The photograph Franci sent is Protex Plastering’s Flinder Park job, here in Adelaide. Will the waterproofer certify over it, and on which system? X-Bond is the one with Australian wet-area certification; if the applicator uses something else, that is a question for Paul before anything is priced. Ceiling painted, not rendered. It is area nobody looks at and it is charged by the square metre. Re-sealing. A rendered wet area wants a fresh sealer roughly every two years — on a short-stay property that is a room out of service on a cycle. Who does it and what does it cost? Cracking. A new slab and frame move most in the first year or two, and a seamless finish has nowhere to hide it. What is the movement allowance, and who carries it if it cracks inside the warranty?
Entry and stair
11aEntry and stair — the designThe stone is in the tender: Sandstone Ashton Light Irregular, supply and install. We'd like it on the entry's long wall opposite the stair, wrapping onto the front-door wall round and over the door. Lit by a pair of Buster+Punch Exhaust surface downlights (graphite with brass detail), offset, ~430 apart and 250 off the stone, near the front door (a grazer is asked about in the last question). Two recessed downlights towards the service-door end. Separate switching: the Exhaust pair (dimmable, and on a night-time sensor for late arrivals) and the downlights, on a clearly labelled two-gang switch inside the front door. Confirm, and whether the prepare-only option for John's stonemason is still worth pricing. No skirting on the stone wall: lay the floorboards first, then clad the stone down onto them so it overlaps the floor's expansion gap. The stone runs from the front-door wall to the garage door. Step-free door from the garage (870, in the stone wall at the hall's end): could it be a cavity slider, so no door swings against the stone? Can the Ashton Light veneer go over the cavity-slider pocket without cracking (a stiffer pocket frame, or fixing the stone to a separate sheet)? The door itself should be solid-core (not hollow-core), painted to match the stone (colour-matched to a piece of the Ashton Light, its pale warm grey base tone, so it recedes into the wall), on a heavy-duty cavity-slider track rated for its weight, with brush seals to the garage, an easy-grip flush pull and at least ~820 clear opening for step-free access. Any garage-to-house requirements that rule a slider out? End wall of the hall (plain, ~1.2 m wide, the first thing seen from the front door): a large artwork, with a downlight positioned to wash it. Front door: Corinthian Elem A1 (vertical planks, white oak veneer), stained and sealed, not raw timber; 920 wide. We'd like it taller than the standard 2040 (made to order up to 2700): price 2400 high, with a slim matte black pull handle. Note: at the meeting of 21 May 2026 Mastacon advised leaving the entry doors as they are. Is a taller door still possible as a priced option, or does it stay standard? Update, 25 Oct 2026: John would like each front door as tall and as wide as possible: please price the largest the Elem range and the opening allow (Corinthian make it to order up to 2700 high), and tell us the height and width that gives. Update, 12 Oct 2026: Dwelling 2's front is now aluminium cladding in Headed Gum (section 09b). Please stain all three front doors to match the Headed Gum as closely as possible, and show us a stained sample beside the cladding before the doors are finished. Update, 4 Nov 2026 (VO5): the front door is not being widened or made taller: it stays the documented 900 leaf, 2400 high. The door itself (about four wide vertical boards, stained to match the Headed Gum) is chosen at the Urban Door & Hardware appointment, with Harriett bringing the Headed Gum sample. The tender's "3 coats satin enamel to front door" becomes a stain finish. The wall build-up eats into a 1.2 m entry — how much width do the framing and the stone take? The inspiration pictures (section 11) are lit by a floor or wall grazer. Confirm the wiring goes in for one.
12aThe staircase — the designThe stair as tendered. Mastacon's email of 14 May 2026 (on tender R1) describes the stair as the steel spine / frameless glass configuration, and offered a standard stair as a saving, which we declined. So we understand the steel spine, open treads and frameless glass are in the price. The working drawings (rev H, WD 10 and WD 44) still show a 1000 mm plasterboard wall balustrade and closed stringers. Please confirm, and have the drawings updated. Tender item 19 (7 Oct): solid American oak treads on a black steel mono spine, frameless glass balustrade with a black rectangular handrail, side-mounted; and a plasterboard wall balustrade to the upper level. So the stair itself is glass, and the upstairs landing edge is a plasterboard wall. Upstairs landing balustrade: glass instead of the plasterboard wall (John, 7 Oct 2026). The short edge at the top of the stair, between the corridor to Bed 1 and the open stairwell (about 2.2 m long, scaled; see the diagram), is tendered as a 1 m plasterboard wall (item 19). We'd like it in frameless glass to match the stair, with the same matte black pin fixings, in all three dwellings. Please price it as a variation, and say what the glass fixes into at the floor edge and whether it changes the framing there. Priced 20 Oct 2026 as VO3, two options, on Variations; not yet decided. Treads: solid timber (open treads can't be laminate; WD 44's generic detail says Customwood, which we don't want). Which species and thickness? We'd like them stained to match the main floor (pictured as Cedar Mist DR6616; the floor product is still open), with a stained sample checked against an actual floor board before ordering. Open risers plus glass — confirm it complies for a short-stay property that will have children in it. Glass fixing: frameless glass held by round matte black pin (standoff) fixings, side-fixed along the stair and at the landing's floor edge, as in our reference images. What do they fix into on a mono-stringer stair? Handrail: WD 44 requires one (865 minimum). Important, please confirm (John, 25 Oct 2026): the tender (item 19) includes a black rectangular handrail side-mounted on the frameless glass. We'd like to swap it for a slim matte black round rail on the party wall instead, as the pictures show, so the glass stays clean and frameless. Please confirm this is a straight swap or a credit, not an extra, and that the wall rail meets WD 44 (865 minimum, continuous, fixed into the party wall without breaching its fire rating). Stair window: the tall fixed window beside the stair is marked AFW 5260×360 on the upper plan and 360×4960 on the lower. Which is it, and what is the head height? A pendant in the stairwell (our idea, not on the drawings): a cascade of opal glass globes on black cords, hung in the void by the tall window, lowest globe about 2.2 m above the entry floor. The electrical plan (WD 15) shows no lights in the hall or stair, so please price a ceiling point there, and advise how the lamps get changed about 5 m up over a stair. Tread finish (30 Sep): natural oak for now; smoked oak is dropped. Please also price oak stained to match the laminate floor and advise which you'd recommend, with a stained sample against a real floor board. Tread thickness? The hall storage cupboard upstairs (about 1.8 m × 0.6 m, full height) becomes the locked owner's cupboard for cleaners' supplies, spare linen and towels and toiletry refills (John, 4 Oct). Please allow a concealed keypad or smart cabinet lock on its doors (no visible lock; the black pulls stay as designed), and adjustable shelves inside. Battery or wired: if wired, power inside.
11bLaundry and the pool-side lobbyLaundry layout (behind the two bi-fold sets as drawn, in the kitchen's oak with its framing): one stone bench the full 2.86 m; trough and washer where drawn (no plumbing change); a heat-pump dryer under the bench beside the washer (no external vent; pictured: Fisher & Paykel Series 7 in graphite, 10 kg washer WH1060DG5 and 10 kg heat pump dryer DH1060DG5, 850 high, to fit under the bench); ~1 m of drawers at the far end; full-width overhead cupboards, lit underneath; no open shelves and no separate linen cupboard (linen goes in the overheads). Bi-fold pulls on the fold of each pair. Glass door and sidelight: WD 09 shows only the 870 glass door, off-centre (about 390 from the laundry side, 160 from the WC wall). We'd like a fixed glass sidelight (~350 wide) beside it on the laundry side, same 2400 head, black frames, to fill that wall with glass and light. Can the external wall take it (bracing, lintel), and what does it add? Agreed: VO5, all three dwellings (4 Nov 2026). Bi-fold doors folding to both ends so the whole bench opens for folding washing. Folded, the west set would stand in an inward-opening glass door's swing, so we'd like the glass door to open OUTWARDS onto the courtyard: outward-opening seals and threshold (still step-free), hinges, and a door stop outside so wind can't slam it. OK? Stone feature wall: Ashton Light (as in the entry) along the full width of the lobby's solid wall (the WC room's wall; its door is off the corridor), ~2.9 m, with a pair of Buster+Punch Exhaust downlights 250 off it, the same as the entry. Floor: laminate carrying through from the hall (our lean) with no change of floor here. Decided: the same floor as the hall; the product itself is still open: the laundry and lobby have the same laminate as the hall (John, 8 Oct). The travertine alternative and the recessed mat well asked for here earlier are both withdrawn; the door mat is a loose one we supply. Please confirm the floor is suitable beside an outside door, where wet feet come in from the pool. The bedroom corridor (WD 09, 1.17 m wide, ~8.6 m long): flush doors with no architraves and matte black levers, as through the house; four downlights down the middle; blocking in the party wall for two large artworks. Is a flush, architrave-free door detail within the allowance? Tall cupboard at the east end of the laundry (John, 4 Oct), behind the same bi-folds: the east ~600 becomes a full-height cupboard to the bi-fold head, lined in the joinery oak, for the guests' cleaning gear: a stick vacuum on a wall dock fixed to the side panel near the front (power point beside it), broom and mop clips on the other side panel, shallow shelves at the back, the ironing board on the inside of its door. The bench and overheads shorten to about 2.26 m, with a 400 drawer stack. Please price. Laundry lighting on the doors: the LED strips under the overhead cupboards (and inside the tall cupboard) to switch on automatically when the bi-folds are opened and off when closed: concealed door/reed switches on each bi-fold set, so guests never hunt for a switch. Please allow the switches and a driver at rough-in. Outdoor shower just outside the glass door, for rinsing off after the pool: cold (or warm) feed and drainage.
11cGarageSize as drawn (WD 09): about 3.36 × 5.97 inside, a 2400 × 2710 automatic panel door, an 870 door out to the side at the back, and the 870 cavity slider into the hall (section 11a). Please confirm, and that all three dwellings' garages are the same. Walls, ceiling and the inside of the panel door painted in the house's warm white, set and finished like the rooms (not left as bare board). Floor: a flake epoxy in a warm grey over the slab (about 17 m²). Please price, and say who applies it and what the slab needs first. Lighting: two long LED battens on a motion sensor, so the lights are on as the door opens; a switch at the hall door as well. Smart opener for the panel door, with a keypad or app, for guest self check-in. Please allow power and a data point or Wi-Fi at the opener, and price a compatible motor. EV charging: a dedicated circuit run to the boundary wall near the car's nose at rough-in, ready for a wall charger (the charger itself can come later). Please price the circuit and say what the switchboard allows. Beach-gear wall on the back wall: an oak rail with black hooks for chairs, boards and an umbrella, and a small oak bench under it. Blocking in the wall at about 1.5 m. Price as part of the joinery, or we fit it after handover. A wheel stop fixed to the floor about 1.2 m short of the back wall, so a parked car leaves the way to the hall door clear. Rough budget we've allowed for all of the above: about $2,500–3,500 per dwelling. Please price each item separately.
Outside
09bThe front yards and the street — the designOption A or B? Option B adds a rendered wall on each of the two lot lines between the houses, from the house forward to the front boundary, about 1.2 m high, stepping to 0.9 m for the last 2.5 m so it doesn't block a reversing driver's view of the footpath. It is in the architect's render but not on the working drawings. Decided (John, 25 Oct 2026): Option A, open, with no walls between the houses. Please don’t price Option B. Garage doors: the 2400 × 2710 automatic panel doors as drawn (WD 09/20/31), flush, smooth, three panels (WD 38), set on the inside face of the opening so each sits back about 190 mm in the rendered reveal. The drawings don't give a colour: we'd like white, to match the render. Please confirm. Dwelling 2's timber cladding (WD 38, “WRC or similar timber look”): it wraps round the west corner of the upper box and carries on along the side where the box stands out past the garage, one continuous finish with no white strip at the corner, tucked a little under the white top and underside of the box rather than meeting them on the corner (as Mastacon suggested). Decided 12 Oct 2026: timber-look aluminium cladding in Headed Gum. Mastacon (Stefan Mazzeo, 12 Oct) proposed aluminium in place of the documented Western Red Cedar: no staining or resealing, which suits a site about 1 km from the sea, with Mastacon absorbing the cost difference. Of Harriett's two samples, Headed Gum and Cedar, John chose Headed Gum, and asked that the front doors be stained to match it as closely as possible. The choice has gone to Franci to pass on to Mastacon. Please confirm the order, the product name and its coastal warranty, and that it wraps the corner as described here. Dwelling 1's angled driveway around the council street tree: please confirm the crossover position with council, the crossover permit, and how the driveway is built inside the tree's protection zone (no-dig or root protection). Outer side walls (the boundaries with nos. 15 and 17): rendered, 1.8 m, stepping to 0.9 m for the front 2.5 m for the driveway sight line. Not in the contract as we read it: tender R2 item 44 excludes “All Fencing Works”. Please price these two walls (with footings) and confirm the step-down as drawn. Letterbox piers: a rendered pier at each front boundary with a matte black brick-in parcel letterbox (Milkcan Siena or similar) and black numbers: 16 on Dwelling 3 (the pool house, nearest no. 15), 16A on Dwelling 2 and 16B on Dwelling 1 (John, 6 Oct). Please confirm each pier sits outside its driveway's sight line, at Australia Post's height. Front landscaping: roll-on lawn, a clipped hedge border (box, or a coastal-hardy alternative), one fruitless olive ('Swan Hill') per lawn (chosen 6 Oct in place of the crepe myrtle in the first pictures: evergreen, salt and drought hardy, no fruit or flower drop on the white driveways, almost no pollen, kept to about 3.5 m), white aggregate driveways, drip irrigation on a timer. Whose scope: Mastacon's landscaping, or separate? Crossovers: WD 03 shows a new 3.0 m council crossover for Dwellings 1 and 2 and a modified one for Dwelling 3, across the verge to a kerb layback, with the grass verge strips kept between them. Please confirm these are in the contract and who applies to council. Meter boxes and downpipes on the front: WD 09 puts the electricity meter box in the side wall of each porch, and WD 09/10 a downpipe and rainwater head on each stair front beside the tall slot window. Both are seen from the street. Can the meter box be recessed with a door painted to match the render, and the downpipe and head be a colour that disappears against the white (or be concealed)? Front lighting: a downlight over each front door, a small uplight under each tree and a light over each letterbox's numbers, all warm white, black fittings, coastal-rated, on a dusk-to-dawn sensor or timer. Please allow the circuits and price.
09aCourtyard, side path and patio — the designCourtyard (1.65 × 6.1 m): exposed aggregate to match the driveway, falling away from the house, with a strip drain across the laundry's glass door. A planting slot about 250 wide left in the slab along the fence, about 2.3 m long (from the olive to just short of the bin gates), for grasses (Lomandra or similar), as in John's reference photos above. Formed in the pour with a clean, square aggregate edge; no slab under it, so it drains to the ground; the uplight conduit laid before the pour. Bin bay at the courtyard's far end, against the house wall below the bathroom window, for three bins, behind a 1.2 m Surfmist Colorbond screen. Bins go out on bin night through the garage. As small as possible, please (John, 26 Oct 2026): about 2000 long × 800 deep outside, open-topped so the lids lift. City of Onkaparinga issues three bins: 140 L red (landfill), 240 L yellow (recycling) and 240 L green (organics). Side by side they are about 535 + 585 + 585 = 1705 wide and 730 deep (SULO). With one gate per bin, the front is three 50 mm posts and gates of 590, 630 and 630 clear, the last hung off the house's step wall: 2000 in all, ending about 60 mm short of the hot water unit's box. The enclosure Reeve marked up on 23 Oct (2202 × 905) would leave only about 0.5 m to walk past in a 1.65 m courtyard; at 800 deep it is about 0.6 m. The end panel stops short of the hot water unit's box so it stays reachable. Front: three gates, one per bin (590, 630 and 630 clear, swinging out), 1.2 m high, open top. Each bin stands with its handle and lid hinge against the house wall, so a guest opens one gate and lifts the lid from the front (it falls back against the wall, below the 1.8 m window sill); on bin night the bin is pulled out, turned and wheeled through the garage. The courtyard's planting slot stops short of the gates so they open fully. Finish (John, 26 Oct 2026): powder-coated aluminium slats in Surfmist, posts, frames and gates too (marine-grade for the coast), so it sits with the white render and the Surfmist fence. Please price it. Air-con outdoor unit (21 Oct 2026). The tender (item 17) is a 14 kW Daikin ducted system per dwelling, so one outdoor unit, about 1430 high, 940 wide and 320 deep. Suggested on site: on the concrete outside the downstairs bathroom. That is where the bin bay goes (above), so they can't both go there, and we'd like the unit away from the bedroom windows (Bed 2's big window is on the side path). We suggest the back end of the side path, on Bed 3's robe wall, which has no window (diagram and model picture): 100 off the wall and 500 clear in front, as Daikin's service space asks, leaves about 630 to walk past, and it sits outside the neighbour's tree protection zone. Does that suit the pipe run and the installer, and the noise towards the neighbour? Considered and ruled out: high on a wall (about 100 kg), the front garden (the arrival view), the back garden. Update, 22 Oct 2026: Reeve's air-con contractor gave three options: (1) the back of the side path, leaving about 500 mm to walk past; (2) the bin enclosure spot; (3) on the front garage's lower roof or the wall above it. John chose option 1: far from ideal, but the best of the three, since the bins have nowhere else to go and option 3 is hard to service and seen from the street. Please keep the pipe cover and brackets tight to the wall, and check Dwelling 3's unit leaves access to the pool equipment area. A better spot that keeps the path clearer is welcome. Update, 23 Oct 2026: asked again for another place for the bins, Reeve says a three-bin enclosure is about 2200 × 900 and fits nowhere else but the front yard (his mark-up puts it 2202 × 905 against the wall outside the downstairs shower and WC, as designed). So the bins stay in the courtyard and option 1 stands. Side path (1.05 m): aggregate stepping pads, about 600 × 450, in pale gravel, flush, rather than a concrete slab. Cheaper, and the site plan shows the neighbour's tree protection zone over part of this path: please confirm what the arborist allows there. Covered patio (about 4.9 × 3.6 m under the balcony): travertine pavers, honed, with a planting slot along its garden edge. Please price the change from the tender's paving. Now the Marshet limestone paver Paul supplied, on all three dwellings' rear alfrescos (7 Oct; John, 4 Nov), not travertine; the pictures show a similar pale stone. Outdoor lighting circuit at rough-in: warm in-ground uplights in the courtyard slot (about four) and the patio slot (two), one under the feature olive, three low step lights in the side-path wall, a light under the balcony. Added 25 Oct 2026 (John): low-voltage (12 V) garden uplights in the back garden, spaced along the grasses in both side borders and one under the ornamental pear, as the dusk pictures show, on a transformer on the same circuit. On a timer or dusk sensor. Outdoor ceiling fans: one under the balcony over the patio, and one on the balcony itself (the main outdoor living space, and with 1.5 m screens on three sides it gets little breeze). Damp-rated, matte black body with timber-look blades (tender item 15), about 150 cm, on a wall control. The balcony fan over the lounge side, clear of the bbq. Blocking and power in both ceilings. Outdoor shower on the fence at the courtyard's garage end, matte black, hot and cold, with a strip drain: an option, not decided. Please price the plumbing and drainage. Balcony inner sides: each balcony is drawn with "balustrade" on the back and on one side, and frosted screening to 1500 on the outer sides (WD 38–39). The inner side (Dwelling 1's towards Dwelling 2; Dwellings 2 and 3 towards the west) is drawn as a heavy line with no label and the bbq against it (WD 10, 21, 32). What is it — a solid rendered wall, or frosted glass to 1500 like the other sides? We'd prefer frosted glass if it meets the overlooking requirement. Because the houses step back, Dwelling 1's and Dwelling 2's balconies sit side by side for about 2.4 m. Back garden: lawn inset in a 400 pale gravel border along all three fences with a steel mowing edge; a gravel seating corner at the back with power for two low bollard lights and a festoon line on three posts (on the outdoor lighting circuit). Please price. Lawn: a shade-tolerant variety (the houses shade the yard in winter). Rainwater tank where WD 03 draws it, along the side fence at the back: a slimline (about 0.5 m deep, under fence height), in Surfmist to match the fence. Confirm the size required and the pump/connection. The pump (21 Oct 2026): beside the tank, as on the plans, not on the house side outside Bed 3, where it would run at night under a guest's window. If it must go on the house, away from any bedroom window and in an acoustic cover. Hot water: WD 11 shows the unit recessed in the courtyard wall. Please confirm it is a gas continuous-flow unit, and its cover finish. Travertine, or a porcelain look-alike — price both. Decided (7 Oct): the rear alfresco is the limestone paver Paul gave us; it was priced as tiled, so please price the variation and confirm the footing height for it. Footing height, again. Same decision as the deck, and it has to be made before the slab goes down. Falls and drainage away from the laundry door.
09cFencing and boundary wallsRendered walls: who builds them, and when? They are not part of the fencing contract: the boundary with Dwelling 2 at the pool (rear boundary to Dwelling 3's back wall, about 14.8 m), the free-standing wall behind the pool, and the two front side walls (Dwelling 1's west side, about 9.8 m, and Dwelling 3's east side, about 6.5 m, garage to street); about 38 m in all. John, 21 Oct 2026: quotes from both Mastacon and Harry. Please price them, with footings to an engineer's detail. Until the pool-side wall is built, that stretch stays open: what temporary fencing covers it? Update, 4 Nov 2026: Mastacon designs and builds the rendered walls (John, 3 Nov), as posts with infill panels rendered to look like a block wall, since the pool band beam is poured to the boundary. Asked of their engineer: Hebel/AAC-type panels rather than foam, one continuous render, about 180 mm thick, the same height, certified as the pool barrier, fixings for the wall lights; price before the build is approved. To this plan: nothing between the front yards, and the wall behind the pool and the short wall beside the pool equipment included; the Colorbond stays with Harry. Front side walls: height and approval. What height can the rendered walls be in the front yards, forward of the garages, and do any of the rendered boundary walls need council approval or a neighbour notice? Finish to match the house render. Fences on the retaining walls. Harry fixes the aluminium posts over steel sleeve posts where the fence sits on the new retaining walls (aluminium can't be welded to steel). Is there anything Mastacon or RWI needs to leave for that, or anything that must not be drilled? Temporary fencing: RWI's side fencing comes down once the permanent fence is up (Reeve, 24 Sep: fencing the week of 26 Oct, removal that Friday; now from 9–10 Nov, per Harry). Mastacon's temporary fence is at the front. Please confirm the site stays secure while the rendered walls and the pool barrier are still to come.
07aDwelling 3's pool yard — the designRendered block wall on the boundary with Dwelling 2, 1.8 m high, from the rear boundary to Dwelling 3's back wall (about 14.8 m; see Fencing), built before the dividing fence goes in, in place of that stretch of Colorbond. The Colorbond from the courtyard meets it at a rendered pier. It forms that side of the pool barrier. Does a 1.8 m masonry wall on the boundary need council approval or a neighbour notice, and footings to an engineer's detail? Rendered wall behind the pool, 1.8 m, free-standing just inside the rear Colorbond (which goes in now as planned). Lime-render look, warm white. The pool equipment area behind it is enclosed by the standard Colorbond fencing (John, 7 Oct), except on its pool side: from the rear wall forward to the equipment gate that side is rendered block wall, 1.8 m, and the frameless glass pool fence meets the end of it there (John, 25 Oct 2026; plan above). Built-in rendered bench and chaise (John, 25 Oct 2026; plan above): one continuous rendered L, 450 high. The bench runs along the rear wall, 650 deep, stopping about 0.7 m short of the plant-area fence for a potted olive; at the Dwelling 2 wall it turns into a chaise 2.0 m long and 0.8 m deep along that wall, ending 0.6 m from the pool. Square inside corner, rounded end on the chaise, rendered top with a slight fall and drainage under the cushions. Is it block on a footing, and can it go up with the rear wall? Custom outdoor cushions by us (rectangular, solution-dyed acrylic, quick-dry foam, removable covers). Black towel hooks on the boundary wall beside it. Pool equipment moved to the back corner of the side garden, outside the pool barrier, on a slab, behind a timber-look batten screen with a lockable gate. WD 03 calls for an acoustic enclosure (1160 × 660 × 1345): please confirm that requirement and how it's met here (acoustic housings inside the screen?), and the pipe runs. The heat pump goes here too, with airflow through the battens. The pool contract (South Pacific Pools) excludes the equipment housing, so the slab, screen, gate and any acoustic housing need an owner: Mastacon or John's landscaper? What goes in it, from the pool quote: the pump and filter, the heat pump (HP195 Inverta, 19.5 kW heating from 4 kW input), an Astral Halo salt chlorinator with the Halo automatic doser (acid dosing: a ventilated, lockable place for the acid), and the Ozone One purifier. Power: dedicated circuits for all of it at the plant area. Will it all fit? (our check, 7 Oct): the plant area as drawn is about 1.55 × 2.65 m with the rainwater tank inside it. The Astral Viron iHP195 heat pump alone is 1110 × 480 × 870 and needs 500 mm clear at the sides and back and 1000 mm in front of the fan; with the tank in, about 1.1 m of width is left, so it does not fit with the pump, filter, chlorinator, doser and ozone unit. Please lay the area out with South Pacific Pools: move the tank out (along the west fence, forward of the screen) and/or give the heat pump its own pad in the open. Update, 4 Nov 2026: the tank is out (Dwelling 3's tank is "by owner" at handover) and Colin recommends a 17 kW top-discharge heat pump in the corner with wide-slatted walls (John: yes, if it is efficient to run). A small Colorbond roof over the pump, filter and controls (not over the heat pump, which must breathe); the Halo controller 1 m up, out of the sun, within 1.5 m of its power point. Chemicals: the Halo doser's acid drum must not sit under the equipment and should be stored outside any enclosure: a vented, lockable poly chemical cabinet, kept apart from any chlorine. Salt bags (20 kg) need to stay dry: the garage. Please allow for both. Pool interior: green tiles (in the quote). Steps at the house end: corner steps, three treads, in the house end's west corner (the side-garden side), with a seat in the water across the deep end's west corner, as Franci's sketch to South Pacific Pools (2 Sep 2026) shows. Please confirm that's how the shell was built. Underwater lights in warm white (in the quote: two lights, with a remote). The shell is already built (shotcrete, September 2026), so the steps, the lights, the skimmer and the box for the pool blanket are fixed. Please get South Pacific Pools' construction drawing to us so the pictures and the surround can be checked against it: which end are the steps and the blanket box? From the pool quote, for Mastacon's trades: a mains water line to the pool for the automatic water leveller, and its overflow to stormwater; a power point and a place to keep the pool cleaner (Zodiac, in the quote) out of sight; and where the excavated soil left on site is to go. Surround and coping: a pale stone (pictured as travertine) for now; the pavers and tiles John has sourced will replace this. Non-slip, sealed. The pool is salt-chlorinated: the coping and surround must be rated for salt water (dense stone or porcelain, sealed for salt), and the pool builder's price includes laying the coping (John supplies it; the coping supply was credited). Pool fence: frameless 12 mm glass on black spigots on the two open sides, with the gate moved to the patio-side fence at its west end (beside the steps). Self-closing, self-latching, swinging away from the pool. Spigots and hinges rated for a salt pool, powder-coated black. The pool quote covers only a month of temporary fencing. The equipment area is fenced in standard Colorbond (John, 7 Oct); please confirm no climbable equipment sits within the non-climbable zone beside the pool barrier. Barrier inspection and certificate, CPR sign: whose scope? Umbrella: a cast-in in-ground anchor in the surround at the bench end, poured before the paving, for a Shadowspec Serenity cantilever (3.0 m square, Heron Black frame). Side garden beside the pool: pale pebbles with a steel edge, agaves, cactus and grasses, stepping pads to the plant gate; no tank on the side fence (John: it would look terrible; Dwelling 3's tank is "by owner", 4 Nov). Lighting: two round warm wall lights on the boundary wall, uplights in the garden; on the outdoor lighting circuit. Fencing, gates and the compliance certificate — whose scope?
07bSolar and batteriesRoof: the upper roofs (WD 13, 24, 35) are 22.5° Colorbond with the ridge running front to back, so the panels face east and west, about 50 m² a side. We estimate room for roughly 12–15 kW per house. Please confirm the usable area and any structural limits. Who does it: Max Power Solar & Electrical will supply and install the solar and batteries. Would Mastacon also quote the same system (below) so we can compare? And please coordinate access and the rough-in with Max Power. Dwellings 1 and 2: about 10 kW of panels split east/west, a 10 kW hybrid inverter (the SA Power Networks single-phase maximum), and a battery of about 13–15 kWh. Dwelling 3 (pool): please arrange a three-phase supply (the pool heat pump and pump, plus the EV circuit; the pool quote's heat pump draws 4 kW, so please confirm its phase), about 13–15 kW of panels and about 25–30 kWh of battery. The heat pump and filter pump to run on a daytime timer from the solar, so the battery covers the evenings. Mastacon: please arrange the three-phase supply with SA Power Networks as part of the build. Flexible Exports are now required by SA Power Networks on new systems: each inverter needs an internet connection. Please allow data at the inverters. Panel layout (plan above): one row of panels each side of the ridge, the near-flat front roof and the rear hip left clear so nothing sits flat in view from the street. Max Power to confirm the layout, wind-zone fixings and roof-edge clearances. Battery position (plan above): switchboard, inverter and battery together on the garage wall beside the door to the hall, close to the meter box. Out of the sun and weather, not in a habitable room or on an escape route. Please confirm the wall suits (AS/NZS 5139 clearances, any fire-rated lining against the habitable side) and allow blocking, power and data there. At rough-in: conduit from the roof to the switchboard in the garage, switchboard space for the solar and batteries, and the EV circuit already asked for in section 11c. Timing: the federal battery rebate is $251.60 per usable kWh until 31 December 2026, then drops (STC factor 6.8 to 5.7 on 1 January 2027, and further later). The builds won't be finished by then: is there any way to have the batteries installed and commissioned earlier, or does the rebate simply apply at the rate on the day they're installed? Pool cover: included in the pool build. We want it hidden, with no roller on show at the end of the pool. The pool quote has exactly that: an underground pool blanket in a box at one end, wound in with a battery-operated rewind stick (not motorised). The shell is built, so the box is too: please confirm which end it is at, and that its lid will be finished in John's coping.
13aThe balcony — the designSize as drawn (WD 10): clear floor 4.21 × 3.55, a 50 mm set-down, bulkheads at 2.4 on the rear and open side, ceiling 2730. Please confirm, and that the three balconies are the same apart from their areas (17.54 / 17.18 / 16.50 m² on WD 03). Floor: outdoor-rated porcelain in a pale travertine look, slip-rated for wet areas (P4 / R11 or better), over the waterproof membrane (AS 4654) with a fall to the outlet. Please price, and the same tile on the patio below if it suits. Settled, 4 Nov 2026: the balconies and porches stay in the tendered Life Bianco tile; the patios below are Marshet limestone. Barbecue: a freestanding natural-gas barbecue in matte black (porcelain-enamel hood, black cabinet; no stainless steel on show) against the inner side, on a mains-gas bayonet fitted at rough-in. Please confirm the gas run and the clearances to the screen and ceiling. Ceiling fan: coastal-rated (salt-air), matte black, about 150 cm, over the dining table, kept clear of the barbecue. Wall control. Blocking and power in the ceiling. Correction: tender item 15 is a timber-look fan (matte black body, timber-look blades), and that is what we want; the pictures still show an all-black fan. Lighting: four downlights on a dimmer, IP-rated, and a warm LED strip along the top edge of the frosted glass (inside face). Power for the strip and a switch at the slider. Please price. Power: a weatherproof double power point on the balcony (for the egg chair lamp / phone charging / a heater), away from the barbecue. Not in the initial build (John): blocking off the end of the balcony with solid walls or a built-in bar, which may need further council approval. The fans are in. Coastal spec for everything on the balcony (about 1 km from the sea): marine-grade powder-coated aluminium, solution-dyed acrylic fabrics, 316 fixings hidden, coastal-rated fan and lights. No chrome, no stainless on show. Services for a built-in fridge — power and drainage — even if the cabinetry comes later.
Meeting with Harriett, 8 October: general notes
General notes, Meeting with Harriett, 8 October: Floorboards. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: Tiles. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: Textured paint. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: Microcement in the bathroom. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: Blinds, curtains and sheers. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: Timber cladding, rear downstairs bedroom. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: Kitchen and butler's pantry. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: Walk-in robe and robes. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: Laundry. Anything said on this that belongs to no question above. General notes, Meeting with Harriett, 8 October: anything else. Whatever came up that is not on this list.
Notes on questions since reworded