|
| |
|
STANDARD
SPECIFICATIONS FOR OUR PREFAB BALI HOUSES
Dear Visitor,
Before your view
the full material specifications in the list below we encourage you to read this
first.
We offer three prefab building options,
viz. a Basic, a Traditional and a DeLuxe option. The reason that we
offer three options is explained as follows: There are
currently 22 prefab house manufacturers operating in Bali, each of them
using their own typical prefab system and their own choice of materials.
Most of these manufacturers offer very low prices per square meter which
may seem to be very interesting for a buyer, however, one should be
aware on
which materials and structural system such low price is based.
If a client is
happy with locally (Indonesian) used materials and a structure which in common adheres
to the typical Bali style of building (light weight, very slim,
non-compliance to high winds (Indonesia is part of the equatorial doldrums) and with
wood connections made by means of nails) that's fine and we would not like
to contest this. After all, if a client is happy with it and suits his
building needs, why not? As such, and in order to enable us to
adhere to this low priced simple building system we have introduced our Basic option which
is quite similar to what we have outlined and described above. In this
way we will keep the competition
lively which may benefit the client...............
The story about our Traditional
and DeLuxe Bali Prefab Homes is very different whereas these houses are
built strictly in accordance with our in-house developed upgraded specifications,
using materials fit for its particular export purpose (durability, lifetime, hurricane
and
earthquake resistance, sea water salt spray resistance, optimum wood protection, corrosion
protection of fixtures, anti-termite measures, no nails used, etc.). Our Traditional standard option uses a mix of
medium to high grade tropical Indonesian hardwoods, while the DeLuxe high end
option solely uses prime Indonesian hardwoods (*) of
the highest grade and quality combined with a high grade polyurethane finishing. It needs no argument that the durability
and lifespan
for houses fabricated in accordance with both the Traditional and the DeLuxe option is
significantly longer than a house built following the Basic option by using the upgraded materials combined with a state-of-the art structural
system as to deal with environmentally harsh and hard hit affected areas
with severe weather conditions. Nonetheless it remains the client's choice to go for either a
Basic, a Traditional or a DeLuxe option. Budget restrictions often play
a crucial role in such decisions. The price ratio between Basic,
Traditional and DeLuxe varies in average between 1, 1.5 and 2.5
respectively.
|
LIST OF MATERIAL SPECIFICATIONS FOR OUR WOODEN BALI PREFAB
HOUSES
(click on the underlined
links to view the pictures of the of wood and understand its
physical properties)
|
|
FLOORING
|
 |
 |
 |
Basic option |
|
|
| |
18 mm (3/4") thick
blockboard panels. |
| |
|
|
|
|
Traditional option |
|
|
| |
Solid Nyatoh wood (a.k.a. Chinese Teak)
with a thickness of 25 mm (1"). The boards connected by T&G
with fixing screws hidden to the eye. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Solid Nyatoh wood (a.k.a. Chinese Teak) with a thickness of
25 mm (1").
Bangkirai,
Merbau or the termite resistant
Dura Pine ® may be chosen
against a variation order. The
boards are connected by T&G with s.s. fixing screws hidden to the eye. |
|
MAIN FLOOR BEAM STRUCTURE
|
|
 |
|
Basic option |
|
|
| |
Main floor beam structure
from 60 x 100 mm (2 1/3" x 4") from
Bayur. Maximum span width of beams up to 2500 mm
(approximately 8' - 3") |
| |
|
|
|
|
Traditional option |
|
|
| |
Main floor beam structure from
28 x 140 mm (2 1/3" x 5 1/2") flooring beams
using Nyatoh (Chinese Teak). Maximum span width of beams is 1800 mm
(about 6 ft). |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Main floor beam structure from 60 x 140 mm (2 1/3" x 5 1/2") flooring beams
using Nyatoh (Chinese Teak). Termite resistant
Dura Pine ® or
Bangkirai may
be chosen against a variation order. Maximum span width of
beams is 1800 mm (about 6 ft). |
|
SUB FLOOR BEAM STRUCTURE (JOISTS)
|
|
 |
|
Basic option |
|
|
| |
Sub floor beam structure
from 30 x 100 mm ( 1 1/8" x 4") from
Bayur. Spacing between the joists is around 600 mm (2'),
hence some floor deflection shall be accepted. |
| |
|
|
|
|
Traditional option |
|
|
| |
Sub floor beam structure from
28 x 100 mm ( 2 1/3" x 4")
from Nyatoh (Chinese Teak). The spacing between the sub
floor beams is maximum 500 mm, hence hardly any floor
deflection. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Sub floor beam structure from 60 x 100 mm ( 2 1/3" x 4")
from Nyatoh (Chinese Teak). Termite resistant
Dura Pine ®
or Bangkirai may be chosen against a variation order. The spacing between
the sub floor beams is maximum 450 mm, hence no floor
deflections |
|
PEDESTALS
Where shown on the drawings 140 mm x 140 mm (5 1/2" x 5 1/2")
or 100 mm x 100 mm (4" x 4") pedestals are used
to raise the floor beams and floor some 435 mm (1' - 4") from
natural grade as to prevent creepy crawlers from entering the house
and to form a barrier for termites when combined with termi
mesh.
|
|
 |
|
Basic option |
|
|
| |
100 mm x 100 mm (4" x 4")
pedestals made from Keruwing. |
| |
|
|
|
|
Traditional option |
|
|
| |
140 mm x 140 mm (5 1/2" x 5
1/2") pedestals from Nyatoh. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
140 mm x 140 mm (5 1/2" x 5
1/2") pedestals from Nyatoh. Termite resistant
Dura Pine ®
or Bangkirai may be chosen against a variation order. |
|
MAIN AND SUB COLUMNS
|
|
 |
|
Basic option |
|
|
| |
Structural main columns 100 mm x 100 mm (4" x
4")
from Keruwing or Bayur.
Structural sub columns 80 x 80 mm (3 1/8") |
| |
|
|
|
|
Traditional option |
|
|
| |
Structural main columns 140 mm x 140 mm (5 1/2" x 5 1/2")
from Nyatoh. Structural sub columns are 100 mm x 100 mm (4" x 4') or
80 x 80 mm (3 1/8"), where applicable. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Structural main columns 140 mm x 140 mm (5 1/2" x 5 1/2")
from Nyatoh. Structural sub columns are 100 mm x 100 mm (4" x
4') or 80 x 80 mm (3 1/8"), where applicable. Termite
resistant Dura Pine ®, Merbau or Bangkirai may be chosen against a
variation order. |
|
ROOF TRUSSES
|
|
 |
|
Basic option |
|
|
| |
Roof trusses, rafters and
purlins from Keruwing, except for the models: A-1,
A-4, A-5, A-6, A-7, A-8 and A-11 which have
Coconut wood trusses,
rafters and purlins |
| |
|
|
|
|
Traditional option |
|
|
| |
Roof trusses, rafters and
purlins from Keruwing.
|
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Roof trusses, rafters and
purlins from Nyatoh.
Bangkirai may be chosen against a
variation order. |
|
Basic option |
|
|
| |
Roof decking from Bali style
terracotta roof tiles. Roof decking may be changed into
thatch, zinc-aluminum corrugated barrel tile sheathing or
wooden shingles against a variation order. |
| |
|
|
|
|
Traditional option |
|
|
| |
Roof decking from Bali style
terracotta roof tiles. Roof decking may be changed into
thatch, zinc-aluminum corrugated barrel tile sheathing or
wooden shingles against a variation order. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Roof decking from Iron wood
shingles. Roof decking may be changed into Bali style
terracotta roof tiles, thatch or zinc-aluminum corrugated
barrel tile sheathing for a lower price. |
| |
|
|
SIDINGS
|
|
 |
|
Basic option |
|
|
| |
18 mm (3/4") blockboard. |
| |
|
|
|
|
Traditional option |
|
|
| |
Sidings are made from from solid
double (exterior and interior) 16 mm (5/8") thick Nyatoh
(Chinese Teak) boards connected by T&G. The exterior boards
are installed with our proven rain water run off sill. The
interior boards from Nyatoh with a seamless V-groove
connection |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Sidings are made from from solid
double (exterior and interior) 25 mm (1") thick Nyatoh
(Chinese Teak) boards connected by T&G. The exterior boards are
installed with our proven rain water run off sill. The
interior boards from Nyatoh
with a seamless V-groove
connection. Dura Pine ® (termite resistant) or
Merbau exterior boards
may also be chosen for the DeLuxe option against a variation
order. |
|
Basic option |
|
|
| |
The partition boards for the
Basic option from 18 mm thick (3/4") blockboard. |
| |
|
|
|
|
Traditional option |
|
|
| |
Partition boards are double
(sandwich) sidings made from 16 mm (5/8") thick
Nyatoh
boards. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Partition boards are double
(sandwich) sidings made from 25 mm (1") thick
Nyatoh
boards. Merbau may be chosen against a variation order. |
|
SIDING BOARDS FRAMING
|
|
 |
|
Basic option |
|
|
| |
The Basic option does not
use a framing system, instead boards are directly installed
against the columns. |
| |
|
|
|
|
Traditional option |
|
|
| |
The siding boards are installed onto a framing system.
The sandwich construction of the boards onto a framing
system create a cavity of 60 mm (2 1/3") which can be
utilized to hide electrical cables, conduits, and plumbing
lines. The cavity can also be used for insulation. The total
thickness of the sandwich siding is 92 mm (3 1/2"). The
frames will be installed along the whole perimeter of the
unit. The fames are divided in sections of max. 600 x 600 mm
(1' x 6") for optimum stability and strength. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
The siding boards are
installed onto a framing system. The sandwich
construction of the boards onto a framing system create a
cavity of 60 mm (2 1/3") which can be utilized to hide
electrical cables, conduits, and plumbing lines. The cavity
can also be used for insulation. The total thickness of the
sandwich siding is 110 mm (4 5/16"). The frames will be
installed along the whole perimeter of the unit. The fames
are divided in sections of max. 450 x 450 mm (1' x 6") for
optimum stability and strength. |
|
Basic option |
|
|
| |
No insulation possible. |
| |
|
|
|
|
Traditional option and
DeLuxe option |
|
|
| |
The Traditional standard and the DeLuxe option provide a possibility to insulate the roof (mandatory for Hawaii). |
|
Basic option and Traditional
option |
|
|
| |
Standard ceiling (if
applicable) is Bamboo matting. Ceilings can be supplied from
wood against a variation order |
| |
|
|
|
|
DeLuxe option |
|
|
| |
Standard ceiling (if
applicable) is Rattan matting. Ceilings can be supplied from
wood against a variation order
|
 |
|
 |
|
 |
| Bamboo matting |
|
Rattan matting |
|
Wooden ceiling |
|
STEEL FIXTURES
|
|
 |
|
Basic option |
|
|
| |
Galvanized steel. Nails ands
screws both be used. |
| |
|
|
|
|
Traditional option |
|
|
| |
Galvanized steel. No nails
used. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Stainless steel. No nails
used. |
|
DOORS AND WINDOWS
All windows and doors are included
(following our in-house standard)
|
|
Basic option |
|
|
| |
Doors and windows made from
Meranti. Standard jamb sizes are 60 x 110 mm (2 11/32" x 4
5/16"), except for the sliding doors which are 60 x 140 mm
(2 11/32" x 5 1/2"). Door and window rails and stiles are
connected by means of mortise-and-tenon
system.
A choice between normal panel doors, sliding doors, folding doors, louver
doors and windows, sliding windows, awning windows, etc., provided these
will not differ from our standard dimensions. Standard thickness of exterior
doors is 35 mm (1 3/8"). Thickness of interior doors and windows is 30 mm
(1 1/8").
Locally made hardware for the windows and doors (hinges,
locks, handles, etc.), stainless steel. |
| |
|
|
|
|
Traditional option |
|
|
| |
Doors and windows made from
a mix of Meranti and
Nyatoh. Alternatively
Teak,
Merbau,
Camphor,
Kempas or
Mahogany can be chosen against a variation order. Standard
jamb sizes are 60 x 110 mm (2 11/32" x 4 5/16"), except for
the sliding doors which are 60 x 140 mm (2 11/32" x 5 1/2").
Door and window rails and stiles are connected by means of
mortise-and-tenon
system.
A choice between normal panel doors, sliding doors, folding doors, louver
doors and windows, sliding windows, awning windows, etc., provided these
will not differ from our standard dimensions. Standard thickness of exterior
doors is 40 mm (1 9/16"). Thickness of interior doors and windows is 35 mm
(1 3/8").
Locally made hardware for the windows and doors (hinges,
locks, handles, etc.), from copper or stainless steel. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Doors and windows made from
Nyatoh. Alternatively
Teak,
Merbau,
Kempas or
Mahogany can be chosen against a variation order. Standard
jamb sizes are 60 x 110 mm (2 11/32" x 4 5/16"), except for
the sliding doors which are 60 x 140 mm (2 11/32" x 5 1/2").
Door and window rails and stiles are connected by means of
mortise-and-tenon
system.
A choice between normal panel doors, sliding doors, folding doors, louver
doors and windows, sliding windows, awning windows, etc., provided these
will not differ from our standard dimensions. Standard thickness of exterior
doors is 40 mm (1 9/16"). Thickness of interior doors and windows is 35 mm
(1 3/8").
Imported stainless steel hardware (SES, Deckson, Henderson). |
|
Basic option |
|
|
| |
Standard 5 mm (3/16") clear
glass panes for doors and windows. |
| |
|
|
|
|
Traditional option |
|
|
| |
Standard 5 mm (3/16") clear glass panes for doors and windows
and 6 mm tempered glass for large door and window panes. Optional choice
for 18 or 12 mm insulated glass, frosted glass, coated
glass, etc., against a variation order. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
Standard 5 mm (3/16") clear glass panes for doors and windows
and 6 mm laminated safety glass for large door and window panes.
Optional choice for 18 or 12 mm insulated glass, frosted
glass, coated glass, etc., against a variation order. |
|
Basic option |
|
|
| |
2 layers of locally made
Acrylic protective coating with an 8 month guarantee. |
| |
|
|
|
|
Traditional option |
|
|
| |
3 layers of locally made
Acrylic protective coating with a 12 month guarantee. |
| |
|
|
|
|
DeLuxe option
|
|
|
| |
3 layers of "Cetol",
the environmental friendly polyurethane coating system with a 30
month guarantee. |
|
We will supply a full set of detailed drawings and/or a structural
calculation (if required) for submission to Counties
and Building Authorities for the building license application.
Structural calculations are based on the latest USA codes (IBC 2009) and include an
analysis on hurricane wind forces and earthquake loads (if necessary). |
| |
|
|
We offer a free of charge advise for any shallow foundation and will
provide a drawing showing the locations of these shallow foundations
slabs. |
| |
|
|
A detailed assembly manual will be submitted inclusive of pictures taken
during the pre-assembly. |
All
tropical hardwood is obtained from sustainable legal plantations monitored
by the Indonesian Government.
Export
papers will be accompanied by a Government signed certificate, letter or
otherwise showing that the wood used originates from a legal timber
felling concession. Our prices include a contribution for
the Indonesian reforestation program.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
MPORTANT NOTE: The Indonesian hardwoods
are getting more and more expensive (an increase in price of 70% since
last year) and supplies are becoming difficult due to a new regulation
imposed by the Ministry of Forestry of Indonesia to have most of the
hardwood felling concessions closed by the end of 2016 in an attempt to
save Indonesia's tropical forests. An attempt that we fully support.
In order to be able to keep our houses built we started to slowly
introduce the use of engineered and sustainable
<Dura Pine> for the USA
and engineered Pine from New Zealand.
For more information click
<here>
What is included in the package
| Floor main and sub beams, columns, pedestals, floors, sidings, roof
framing + covering, standard doors and windows, bathroom and toilet
ceilings with bamboo matting, bedroom ceilings with bamboo matting,
stainless steel standard hinges, locks and handles, veranda railing (if
any), veranda stair (if any), hurricane anchors (if required), wood
protection. |
| Full set of design drawings. |
| Assembly manual + detailed assembly drawings accompanied by pictures
taken during pre-assembly. |
| Detailed drawings showing the locations for the shallow foundation
footings. |
| Free of charge advice via e-mail during the re-assembly should this
be necessary. |
Optional features at additional costs
(variation order)
| Any other type of wood not mentioned in our specifications
|
| Simpson foundation strips (1). |
| Insulated glass, tempered glass, beveled glass, stained glass or any
other type of glass, except for the glass referred to in the
specification list above. |
| All of our designs are based on the use of shallow concrete
foundation footings. We can provide a foundation advice in the event
that such shallow footings is not an option. |
| Electrical conduits, switches and sockets. |
| Potable water and sewer lines (PVC) or tap-ins only (depending on
the wishes of the client). |
| Wall and/or roof insulation. |
| Furniture. |
| Cabinets, wardrobes, cupboards, vanities. |
| Kitchens (log on to <kitchens> to view
examples> |
| Bathroom appliances. |
| Any type of window or door deviating from our standard models. |
| French polishing for the interior. |
| Bali style carvings. |
| Structural calculation (2). |
| Involvement of a local engineer or architect to rubber stamp the
plans. |
| Additional drawings, not part of our standard package. |
| Hardware other than used for our standard package. |
| Electrical and/or plumbing design. (3). |
| Ceilings in addition to those mentioned under "Materials". |
| Partitions in addition to those shown on the standard drawings. |
| Change of bamboo bathroom/toilet ceilings into rattan or hardwood
ceilings. |
| Structural and/or architectural changes and/or additions. |
(1) We do not supply Simpson strips and its fixing bolts. We will advise on
the type and the required volume. Client may purchase these strips and
install them following our assembly instructions.
(2) A static structural calculation can be prepared
when a County or Building Authority requires so. The calculation will
include an analysis for hurricane wind force and/or earthquake force, if
applicable for that region.
The structural calculation will be based on the latest USA Building Codes
(IBC 2009, International Building code and the IRC 2009, the International Residential Code).
(3) To this end the client needs to submit a sketch or
drawing showing the locations of sockets, switches, water and sewer
tap-ins.
Click <here> to
return to the 1-bedroom page on this site
Click <here> to
return to the 2-bedroom page on this site
Click <here> to
return to the 3-bedroom page on this site
Click <here> to
return to the large homes page on this site
Click <here> to
return to the 2-storey page on this site
Click <here> to
return to the Modular system on this site
|
Post
any of a question you may have
|
