Ceiling Height Difference in a New House

kashxpert on 25/05/2023 - 09:25

Hi Community,

We recently built a new house and discovered that one room has a different ceiling height than the rest.

  • According to the plans, ceiling height should be 2590mm, we have 2550 throughout the house, and I accept that completely once you take into account tiles and ceiling plaster thickness.

  • One bedroom has a ceiling height of 2540 throughout and 2535 on one end and 2520mm at another end.

  • Builder checked it and reckons its a floor that is out on one side of the room and agreed to fix that one end and make it 2540 to make it level with the rest of the room, but refused to fix it so it's consistent at 2550 like the rest of the house.

My question is, are there any guidelines or tolerance that can suggest what the allowance is when there are different ceiling heights in the house and what was in the plan?

Home & Garden

Comments

  • boomramada on 25/05/2023 - 09:29
    +33

    You be lucky to just have a ceiling height defect in your house.

    • Mechz on 25/05/2023 - 10:29
      +4

      Lucky to have a ceiling at all really.

  • Wiadro on 25/05/2023 - 09:29

    what do the building standard state as a tolerance?

  • Porker on 25/05/2023 - 09:31

    Whether there are tolerances or not, I suspect that all restoration/responsive action will be on the builder. In the current state of the building industry, you may find that their addressing it to level the issue is more than what others would even do.

    Not saying accept the solution and roll over, but just be aware that there are not that many avenues available as recourse against builders.

    If it's a volume builder, you might be able to play to their reputation branding that they may wish to maintain.

  • ForkSnorter on 25/05/2023 - 09:37
    +3

    You're lucky you've got those 2.54/2.55 metre ceilings. Wish I had those. It's difficult to exaggerate the difference 15 or 20cm makes.

    • [Deactivated] on 25/05/2023 - 10:33

      Do you live in a hobbit house?

      • ForkSnorter on 25/05/2023 - 11:40
        +2

        No, but I've lived with 240cm and 260cm ceilings. The difference is significant. 260cm ceilings make the house seem so much bigger and more open, and usually have more light coming in because the windows are usually higher and/or larger.

        • [Deactivated] on 25/05/2023 - 11:46
          +2

          I agree. Short-ass ceilings are claustrophobic too.

    • rumblytangara on 25/05/2023 - 12:06

      Am I misplacing a decimal or something?

      I read the OP to have a variance of 2cm within one bedroom.

      • [Deactivated] on 25/05/2023 - 12:14
        +1

        Well, ceilings should have been a uniform 2590mm & the shortest ceiling height is 2520 which is a variance of a whopping 70mm!

        Who wouldn't want an extra 7cm in ceiling height?

  • ttt888 on 25/05/2023 - 09:41
    +1

    Wow, you go measure every part of your house so the celling matches 2550…

    If the celling is visibly unlevel fair enough , so they adjust it for you. but now you are arguing over 10mm..

    I hope you are with a big volume builder. If not if you are with boutique builder and if you have any other issues in future, THey will hit you hard since they will see you as an unreasonable person.

    • ttt888 on 25/05/2023 - 09:46

      if in the end they have to rip down the celling of that room to make it level and by chance there is enough space above to make it 2550 I'm sure they will do it.
      But if there is no room there is really nothing they can do without ripping apart the house.

  • jv on 25/05/2023 - 09:44
    -3

    My question is, are there any guidelines or tolerance

    ± 10%

    • JIMB0 on 25/05/2023 - 13:25
      +5

      That would allow the height to vary by more than half a metre

      • pharkurnell on 25/05/2023 - 14:31
        +2

        The Telly Tubbies would accept that.

  • ttt888 on 25/05/2023 - 09:45
    +1

    {According to the plans, ceiling height should be 2590mm, we have 2550 throughout the house,}
    I think this is also one issue, draft person should not actually show 2590mm. It will never be 2590mm (But then again the 2590mm is for the frame builder measurement not the customer), even if the frame builder do it 100% perfectly (which they can't 99% of the time), you have to account for the batten to fix the plaster board and the plasterboard thickness itself., some builder don't use additional batten some do. Just one simple variable can cause it not to be 2590mm.

  • iamherenow on 25/05/2023 - 09:47
    +1

    My house has differences way bigger than that. You can't tell at all, and it's a non-issue (for me at least). Even if it is noticeable once you get furniture in your eye focuses on other things.

  • Muzeeb on 25/05/2023 - 09:54
    +19

    Once you furnish the room you won't even notice it. They'll do more damage than good in the rectification process.

    • iDroid on 25/05/2023 - 10:34
      +5

      They'll do more damage than good in the rectification process.

      This can't be stressed enough.

  • Ryanek on 25/05/2023 - 10:05

    Honestly, you're not building a spaceship. A difference of a few cm's will make absolutely no difference in your daily life.

    • onetwothreefour on 25/05/2023 - 11:09
      +11

      What if the OP is 2530mm tall?

      • jv on 25/05/2023 - 14:11

        Is that you Robert ?

        "Wadlow's height was 8 ft 11.1 in (2.72 m)"

    • Stewardo on 25/05/2023 - 13:35
      -1

      I think it’s 10mm OP is worried about.
      he wants formula 1 level precision.

  • garetz on 25/05/2023 - 10:11
    +1

    If someone screwed up in that manner you think they are going to fix it correctly ? Either they are incompetent or purposefully cut corners.

    Either way you probably shouldn't trust them to fix the issue.

  • FloatingPoint on 25/05/2023 - 10:16
    +1

    Most likely you will also find your walls and floor are not completely flat and level, corners are not perfect angle as well.

  • ihbh on 25/05/2023 - 10:58
    -1

    Impressed you measured ceiling heights. I would never have thought to do (I live in 3m ceiling height house), unless it felt odd.

    Put a marble on each floor and test for level.

  • sumyungguy on 25/05/2023 - 10:59

    Assuming you've built in ACT, they use VBA's Guide to standards and Tolerances which is currently under review so the link is the 2015 version. Search terms: deviation, deviate

  • netjock on 25/05/2023 - 11:01

    One bedroom has a ceiling height of 2540 throughout and 2535 on one end and 2520mm at another end.
    Builder checked it and reckons its a floor that is out on one side of the room and agreed to fix that one end and make it 2540 to make it level with the rest of the room, but refused to fix it so it's consistent at 2550 like the rest of the house.

    Assuming you might have a concrete slab and wood frame. To make it higher you either have to chip away the concrete or away at the frame (probably a no go as it might be structurally unsound).

    You can lower the height of a room but increasing the height might be a bit difficult if not unsafe.

  • SBOB on 25/05/2023 - 11:18
    +1

    Is this your room?
    https://www.youtube.com/watch?v=2rpPM-Hh6DI

  • JimB on 25/05/2023 - 11:37

    No way can easily increase the ceiling height.

    Generally the floor should have a variance of no more than 10mm in each room and 3mm per metre.

    Having said that, you need to measure off the floor and not the ceiling.

    If the floor on one corner is lower by 10mm and the the ceiling on the same corner is higher by 10mm (both out of level).. so that means is 20mm higher, that should still be ok for your flooring and you'll never know visually (unlike you break out the tape measure or laser).

    I'm wondering how are they going to level/raise the floor?

    • Protractor on 25/05/2023 - 18:09

      I wonder what parallel universe granos are that good and consistent in?

      Seriously I think there are guidelines. And maybe even upper and lower thresholds of acceptable varitions on building specs, but it would vary, state to state. Dealing with building issues can be a nightmare. Ulcer inducing.
      Standard contracts favour the builders /industry, in my experience

      If anyone else who has a fresh build (on OzB) checks their floor to ceiling I wonder what numbers they'd get?

      • JimB on 25/05/2023 - 21:23
        +1

        Good granos.

        Anymore than 3mm per metre, you’ll have to start using self levelling for tiles or floorboards

  • Pelicannn on 25/05/2023 - 12:30
    +5

    I get it. You told the missus it would be this big, and it’s 20mm shorter. I’d be disappointed if I were her too.

    • jv on 25/05/2023 - 14:59

      Her own fault for not doing due diligence.

  • Cluster on 25/05/2023 - 14:39

    The restoration work will be invasive and costly. The builder is likely to fight any attempts at fixing what's ultimately a pretty minor problem.

    After arguing with the builder for many weeks, what you could do is offer to accept the wonky ceilings for $X. Be sure the figure is less than the cost to repair the problem. Put the money into your mortgage and enjoy the savings. Are you really going to notice a 1cm difference?

    • Protractor on 25/05/2023 - 18:04
      +1

      Have shoes or slippers of varying sole heights at the entrance of each room. Solved.

  • Protractor on 25/05/2023 - 18:03

    Building defects from the last 2 years and going fwd will snowball.considering the imported migrant builders being deployed soon.
    A free pass to make money, not quality workmanship. OS standards and regs around building are incompatible with ours, and ours have already gone south

  • kashxpert on 25/05/2023 - 19:43
    +1

    Thanks Everyone for your input, I can live with it and its genuinely not very noticeable but I am very curious to know the tolerance and building standards about this. He told me as long as ceiling height is not under 2m its fine regardless of what I signed up for, in order words if I signed up for 3m ceiling height and got 2.1m apparently its acceptable and within tolerance.

    • Protractor on 25/05/2023 - 20:32
      +1

      Fine? Yeah nah.I doubt that example would stand up anywhere. That's the sort of crap 'dodgy' builders say. Plenty of them are arrogant vvAnk3rZ, especially when cornered.
      Like I said, the regs favour builders, but that doesn't enable illegal structures or breaches of Australian Standards.
      Or downright bullshit
      Get him to quote the A.standard or contract clause that permits going off plan that much.

      Honestly, the more you post about your builder, the more alarms ring. Don't sign off until you get a full & thorough building inspection of the whole build, from a reputable inspector. Make sure you do your homework on who you use, or you may get an ally ….of the builder.
      You are not alone in running up against a building quality issue. believe. It's pretty much a self regulated industry. Take from that what you will

    • bcarp on 25/05/2023 - 20:34
      +1

      No, 2m wouldn't be fine. You need to be at least 2.4m to be a habitable room.

      • Protractor on 25/05/2023 - 20:43
        +1

        Correct , Average height ppl can change light bulbs with a bit of stretching in a 2.4M room. Any lower and you could push the fixture through the ceiling. The builder must be a Hobbit.
        Or a dork

    • sumyungguy on 25/05/2023 - 21:03

      See link above

  • [Deactivated] on 25/05/2023 - 20:24
    +1

    Their would be standards and building guidelines which state variance allowed. I would get a inspector to do a full report on house as they would be expert in allowances. This would not only show builder that you're serious and whats required, but I'm sure there's other issues.

    Don't trust the builder, more than likely they want the easy way out, especially if its a volume builder. I heard one of the largest builders have in- house legal teams to specifically to deal with disputes. This speaks volumes of the problems they have.

  • kiitos on 26/05/2023 - 08:40

    So is the house completely finished? How will they do the remediation?

  • saltypete on 26/05/2023 - 09:27
    +1

    The plans show 2590, this implies a variation of not more that plus or minus 10 mm. Incidentally, it is 2590 because they have accounted for 10mm plasterboard lining, so the frame height above the floor is 2600.
    Floors should also be +/-10mm, so up to 20mm variation floor to ceiling is OK.
    Your building is not according to plan.
    Sounds like they should have used the ‘ish’ system for your plans eg 2.6 ish,
    If you paid extra for 2.6 ceilings they have not delivered and you can possibly receive money back.
    Either way it’s hopeless building practice and the ‘builder’ should be called out over it.
    If they are going to level the floors to make it good it sounds like your footings are all over the place too.

    Perhaps name to let others know that these CGAS builders are rough as….

  • 2esc on 26/05/2023 - 11:05

    So he grinds the floor down 10mm how does that match the floor with the next room. Or does he raise the ceiling 10mm so his got to pull all the plaster off then modify all the roof trusses maybe structural integrity is compromised?

    • kashxpert on 26/05/2023 - 11:50

      Suggesting to grid the floor 10mm and leave that room as 2540, apparently it doesnt have to match the rest of the house.

      • MrFrugalSpend on 04/08/2023 - 07:09

        with reference to what I've said below referencing the QBCC guide on this topic, I'd me more worried about what is wrong with the structure to cause this, then grinding floor (potentially reducing mind depth of concrete cover to reo), or a tweak to the ceiling height… to relate to a medical analogy, it sounds like the symptoms are being treated rather than the cause.

        For example, does it translate through to a twist in the roof / fascia line?

  • MrFrugalSpend on 29/07/2023 - 00:21

    2550 is very normal finished height because it matches the size of plasterboard sheets so they can be installed without cutting (usually 2400 or 2550 or 2700mm) - 2590 is likely the setout the designer has determined for the structure that will allow the sheets to be installed without clashing with anything when installed, with the gaps top and bottom covered with cornice and skirting board respectively… and yes as OP stated sheeting, floor coverings, etc reduce the effective height back to closer to 2550.

    This is normal, as stated in the below guide, setouts normally don't include finishes such as plasterboard, render and skirting.
    This is for Qld, not sure if ACT has a similar thing… it's a bit special down there…

    The tolerance for the height to the structure seems like it may be "L/200 or 5mm, whichever is the greater, where L is the documented dimension and such deviation adversely affects the safe use or reasonable amenity of the building" = 2590 / 200 = 12.95mm
    Accordingly, if they get the structure closer than that 12.95mm tolerance (i.e. 2577.05mm before plasterboard / floorcoverings), it's probably going to deemed okay, especially if doesn't impact reasonable amenity / isn't noticeable at 1500mm away.

    That being said, if they are just dodgying the finishes thicknesses to hide a structure problem that is out of whack more than that, it's probably not acceptable. The structure height is key more than finishes it seems… and provided it is over 2400mm it will comply with the NCC / BCA so no issues there

    This should help:
    https://www.qbcc.qld.gov.au/sites/default/files/documents/gu…

    Measuring internal building dimensions
    Unless shown otherwise, dimensions shown on drawings for internal walls always refer to the structure’s dimensions. Structure means masonry and timber framing and does not include finishes such as plasterboard, render and skirtings. The internal room sizes will be different when thicknesses of internal finish materials are taken into account.
    Ceiling height dimensions are defective if they do not comply with the requirements of the BCA. Within the first 12 months from completion of the work, ceiling height dimensions are defective if they do not comply with any greater height (in excess of BCA requirements) specified in the contract and such deviation adversely affects the safe use or reasonable amenity of the building.

    3.6 Building dimensions
    Within 12 months from completion of the work, departures from the documented set out for service rooms such as bathrooms, toilets, laundries, kitchens etc. are defects if they exceed L/200 or 5mm, whichever is the greater, where L is the documented dimension and such deviation adversely affects the safe use or reasonable amenity of the building

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