Kyogle House - new home for sale

Tessadele House

UPTOWN KYOGLE COUNTRY HOUSE

SPECIFICATION - Architect designed new home at 15A Rous Streeet compared with a typical project home

	Typical new project home	Architect designed new home at 15A Rous St, Kyogle	Benefits of 15A Rous St, Kyogle, quality product
Sub-structure	Concrete slab on ground	Galvanised Steel adjustable posts with steel framed floor well above the ground level	No moisture Little or no movement No termite exposure Good sub-floor ventilation
Floor and decking frame	Concrete or hardwood frame	Galvanised steel bearers (150x50x2.5 mm) with galvanised steel joists (100x50x2.0mm)	No moisture Little or no movement No termite exposure Strength and durability
Timber flooring	Imported hardwood or standard T&G 19 mm strip flooring (sometimes polished) laid on top of concrete slab or fixed to timber floor frame	Australian select Yellow Box by Boral. Flooring secret nailed to hardwood battens fixed on top of Yellow tongue 18mm sheet intern fastened to steel joists with reflective foil between the floor layers	Great looking floor Hard wearing Greater floor insulation Little or no movement in floorboards as not installed over concrete and greater sub-floor ventilation
Timber decking and screens	Mostly treated pine or imported rainforest timbers 87 x 19mm	Screw fixed to galvanised steel frame. 140 x 35 kiln dried mixed hardwood. All sourced from plantation timbers.	Great looking decking More strength and reduced bowing Longer lasting
Wall framing	Pine (90x45) or pressed metal 0.5mm thick)	All walls are 100x50x2.0mm galvanised RHS steel	No moisture Termite proof Strength and durability Straight and true walls
Wall sheeting	10mm plasterboard	13mm plasterboard by Boral	Strength, impact resistance for children’s play, furniture moving etc. Durability
Wall insulation	To external walls only	To external walls and all interior walls	Better acoustic and thermal separation from room to room, and outside to inside.
Wall cladding	Painted cement render or face brick	Colorbond metal profiled sheeting by Bluescope Lysaght *SEE IMPORTANT DETAIL BELOW	No painting – no maintenance Strength and durability
Soffit lining	Painted fibre cement sheeting	Colorbond metal profiled sheeting by Bluescope Lysaght	No painting – no maintenance Strength and durability
Roof framing	Softwood(pine) or composite ply /timber rafters	150x50x2.5mm galvanised steel rafters with 100 mm z section steel purlins	No moisture Termite proof Strength and durability
Roof sheeting	.42 mm Colorbond	.48 mm Colorbond by Bluescope Lysaght	Strength and durability More hail resistant Impact resistance when walked on during maintenance
Roof insulation	Sarking/ceiling bats 3.5R	Insulation blanket with reflective foil 1.5R+ ceiling batts 3.5R total +5.0R	Greater roof insulation Rain noise reduction
Ceiling sheeting	Plasterboard with standard cornices	Plasterboard with shadow angle stopping beads	Modern appearance
Hot water system	Electric or gas	Rheem Solar Premier Hiline (electric boost) 52 H300	Energy efficient Cost savings
Solar panels	-	1.6 kilowatt system at the government rebate rate of $0.60c/kilowatt. 8 x Sharp NTR5E3E 175 watt panels with a Fronius inverter (made in Austria)	Energy efficient – 1.6 kw system that feeds back into the grid from day one of purchase Contract taken out at the higher government rebate rate before government reduced rate)
Internal doors	Hollow core	Solid core	Strength and durability Better acoustic separation from room to room
Windows and external door frames	Domestic quality	Commercial quality with anodised finish and latest door hardware and furniture	Great looking windows with modern appearance Strength and durability
Glass - windows and exterior doors	Standard glass if not required from BASIX Certificate	Special insulated e-glass	Superior insulation between outside and inside Reduced glare Greater privacy
Taps and shower heads	Standard tap ware if not required by BASIX Certificate	3 star rated minimum. Caroma Liano range. Laundry and exterior taps connected to rainwater tank.	Water conservation Cost savings Greater use of water from rainwater tank
Toilets		4 star rated, self closing. Guest toilet connected to rainwater tank	Water conservation Cost savings
Rainwater tank	Minimum required by BASIX Certificate	9, 000 litre rainwater tank, larger than required by BASIX certificate, serving exterior taps, laundry and guest toilet	Water conservation Cost savings
Lighting	Minimum required by BASIX Certificate	All low energy usage fluorescent lighting	Low energy use Cost savings
Air Conditioning	-	Top of the range fully ducted, zoned, and reverse cycle Daikin air-conditioning with remote control	Comfort for extreme seasons
Kitchen		European kitchen appliances, engineered stone bench tops, polyurethane finish to joinery and self-closing drawers.	Great looking kitchen with functional design Durable finishes
Built-in wardrobes	Not always included or fitted with accessories	Built-ins included in all main bedrooms. All have drawers, hanging space and shelves. Linen cupboard also included.	Greater and more efficient storage area

*Metal Wall Cladding – Colorbond Miniscreen

Colorbond Miniscreen, produced as the cladding material for the Colorbond fencing product, was chosen as our wall cladding over the conventionally used Colorbond Mini Orb, for the following reasons:

Structural efficiency with strength

A base metal thickness of 0.35mm of the Miniscreen easily spans the 600mm spaced metal studs in our application. The 0.42mm thickness of the Mini Orb will span twice this distance and therefore is overkill in this application.

Added protection against condensation through powder coating on BOTH sides

Miniscreen has the colorbond coating on both sides rather than Mini Orb’s single side. This gives added protection eg from internal condensation.

Aesthetic considerations

The aesthetic need to maintain a continuous horizontal look for our building requires sheet overlapping rather than the standard trims associated with joining the Mini Orb product. To minimise visibility of joins, sheet overlaps were placed away from sight lines. This would not have been possible using the conventional trims which would have been visually disruptive.

Standard shorter sheets of Miniscreen avoid rippling

Miniscreen is produced in standard shorter lengths and therefore avoids the rippling effect of the longer custom cut lengths that can be ordered with Mini Orb. The manufacturer of MiniOrb discourages using the longer lengths because of this problem.

N.B. As our decision was an innovative use of a standard product, we would encourage interested parties to also make their own research with the manufacturer of this product.