CPCCBC 4012A

Read and interpret plans and

specifications
18740
Certificate IV Building &
Construction (Building)
Glenn P. Costin

Introduction
Purpose
To develop the necessary skill and
knowledge to read and interpret
construction plans and associated
specifications and schedules.
Architectural drafting is a language like any other:
One must be fluent to understand its various
nuances and peculiarities. Likewise, as a language
it changes over time, so one must remain engaged.
Glenn P. Costin

Standards and Codes

Building Code of Australia (BCA)
Calls for various Australian Standards:
AS 1100.101 1992 (and amendments)
Technical Drawing General Principles
AS 1100.301 1985 (and supplements)
Architectural Drawing
HB 47 1993
Dimensioning and Tolerances
Glenn P. Costin

1. Types of Drawings
Sketches
Critical part of the initial design phase

Glenn P. Costin

Initial Sketches

Glenn P. Costin

Sketch Plans or Roughs

Good design evolves from the doing, yet is reflective of being

We shape our buildings; thereafter they shape us.

Winston Churchill

Glenn P. Costin

Pictorial Drawings
Orthographic Vs
Pictorial

What we
see

What we draw
orthographically

Glenn P. Costin

Pictorial Types

30o

Isometric
Shows 3 dimensions.
All dimensions full length.
Glenn P. Costin

Pictorial Types

45o

Oblique
Shows 3 dimensions.
Receding dimensions reduced (1/2 size).
Glenn P. Costin

Pictorial Types
Plan
Drawing
Plane

Vanishing
Point (VP)

Vanishing
Point (VP)

Horizon Line

Ground Line

Perspective
Spectator
Position (SP)
Two Point Perspective

Perspective
Orthographic

Glenn P. Costin

Pictorial Types

Wright Frank Lloyd : Falling Water Mill

Presentation Drawings

Construction Drawings
The Plans
Site Plan (Existing)
Scale 1:500

Proposed Water
Tanks
Notes:
1. Block dimensions based upon Certificate of
Title.
2. Contours indicative only.
3. No established trees need to be removed for
this project.
4. Shadow lines not provided due to lack of
relevance
(extreme distances between project and
neighbouring dwellings).
5. Storm water and drainage to existing
outflows (where not directed by proposed
storage tanks as shown).

Site Plan

(Proposed Dwelling Shown)

Scale 1:300
Project:

Contact Information:

Glenn P. Costin
Ph: 02 60582840

Proposed Alterations
to
1 Hidden Lane

DWG
1 - 14

Scale 1:300 or As Shown

All Dimensions in mm

22000
8110
180

180

3400

300

11390

100

3800

3850

180

600

180

2500

110

2400

110

2000

1500

110

180

4800

1300
600

600

600

180
Kitchen

Dining

Living

5225
3725

Strutting Beam Over

Laundry

9490

2895
110

1220 110

Deck
Master
Bedroom

180

Entry

Hall

Hall

9120

Tie Beam
Over

C
600

600

180

WC
Verandah
Verandah

180

1475

Deck

2180

Strutting Beam Over

3880

2980

3800
100

Ensuite

Study

110 1600 140 340

9490
5230

Bath

Deck

1000 110 2130

180
1550

Bed 2

180

Bed 3

Verandah

3895

300

180

600

300 1200

Orthographic
Drawn to Scale
Offer multiple views and details
Provide evidence of compliance
Submitted to relevant authorities
Show location of construction
Used for quoting and tendering
Allow off site manufacturing
Legal documents (in disputes)
Are the construction manual

300

2100

1920

A
8275
600 180

2325
180

1780

1510

180

3800

100

6485

1475

600

8755

110
23080

2500

Proposed Floor Plan

Scale 1:100
Project:

Contact Information:

Proposed Alterations
to
1 Hidden Lane

Glenn P. Costin
Ph: 0260582840

Scale 1:100 or As Shown

All Dimensions in mm

DWG
3 - 14

Glenn P. Costin

Aspects of construction Plans

Site and Location Plans
Small Scale (1:1000)
Location Plans show where the building site is

Glenn P. Costin

Aspects of construction Plans

Site Plans
Make clear the
location of the
structure on the site
Show the lay of the
land
Show Boundary lines
Building Orientation
Show Existing
Structures,
easements and the
like.
Scale 1:200 - 1:500

Proposed Water
Tanks
Notes:
1. Block dimensions based upon Certificate of
Title.
2. Contours indicative only.
3. No established trees need to be removed for
this project.
4. Shadow lines not provided due to lack of
relevance
(extreme distances between project and
neighbouring dwellings).
5. Storm water and drainage to existing
outflows (where not directed by proposed
storage tanks as shown).

Aspects of construction Plans

22000
8110
180

180

3400

300

11390

100

3800

3850

180

600

180

2500

2400

110

110

2000

1500

110

180

4800

1300
600

600

600

180
Kitchen

Dining

110
3725

Living

Strutting Beam Over

180

Strutting Beam Over

Laundry

Verandah
Verandah

180

1475

Deck

2100

1920

A
8275
600 180

2325
180

1780

1510

180

3800

100

6485

1475

600

8755

110
23080

2500

Glenn P. Costin

2180

600

180

WC
600

100

110

1220

Hall

Hall

9120

D
Entry

Tie Beam
Over

1000 110 2130

300 1200

9490
5230
180
1550

110 1600 140 340

Deck
Master
Bedroom

9490

Ensuite

Study

5225

2895

Bath

Deck

2980

3880

3800

Bed 2

180

Bed 3

Verandah

3895

300

180

600

300

Floor Plan
Arial view
Details horizontal
dimensions
Location of rooms
Position of fixtures
Roof outline
Thickness of walls
Scale 1:100

Aspects of construction Plans

Elevations
Side views of
structure
Heights or
elevations
Not a lot of
measured detail
Only height
measurements
offered
Scale 1:100

Original Roof and Wall Lines

U.S. CeilingMain

FFL Upper Levels

G.L.
G.L.
FFL Lower Levels

South Elevation

25 (Approx Existing)

U.S. CeilingMain

5
Approx 4000

U.S. CeilingMaster Bedroom

FFL Upper Levels

850

G.L.
G.L.

FFL Lower Levels

G.L.
G.L.
G.L.

East Elevation

Glenn P. Costin

Aspects of construction Plans

Custom Orb ColorBond

Cladding on 64mm Metal
Top Hats.

2/170 x 35 F17 HWD

Ridge Beam
(Laminated)

R3.5 Polyester or Pure

Wool Batts to Ceiling
Including Lounge
Cathedral (No Fibre
Glass to be Used)

Cathedral Ceiling to Lounge

13mm Plasterboard on Metal Battens
To Match Existing (Approx 25)

120 x 45 F17 HWD Rafters to Lounge

Trusses at 900 c/c to Manufaturer's specifications

100 x 75 F17 HWD Post

Supporting Ridge Beam

2/240 x 35 F17 HWD

Strutting Beam
(Laminated)

R2.0 Polyester or Pure

Wool Batts to all
External Walls (No Fibre
Glass to be Used)
Rendered 75mm Hebel
Power Panel Fixed to
90mm MGP12 Stud
Walls using 25mm Top
Hats as per
Manufactures
Specifications.
FFL Upper Levels

850

19mm Spotted
Gum/Merbu or
'Modwood' Decking to
Duragal Subfloor

FFL Lower Levels

Carter Holt Harvey 19mm Yellow Tougne 'R' Floor.

19mm T&G Blackbutt Solid Timber Flooring Over
on Duragal Subfloor System

To Match Existing (Approx 3150)

Fire Rated Ducting and In-Line Fan Unit

(Hot Air to Bed/Study/Bath Rooms)

Raking Eave
Terminated at Chimney

3000

Sections
Cut vertically
through building
Location of cut a
perspective shown
on floor plan
Show inside of
building
Show detail hidden
from elevations
Often heavily
annotated
Scale 1:100 or
larger

FFL Lower Levels

R1.5 Polyester or Pure

Wool Batts to all
Internal Walls (No Fibre
Glass to be Used)

19 mm Yellow Tougne
'R' Floor as Wall Backing
to Subfloor Area of
Lounge Wall.

Fan-Less Ducting
(Cold Air from Bed/Study/Bath Rooms to
Slow Combustion Heater Area)

Section A-A

Glenn P. Costin

Aspects of construction Plans

Bracing Requirements
Design Wind Classification
Region A
Terrain Category TC2
Topographic Classification T2
Sheilding PS
Wind Classification N3

Bracing Plan
Recent addition
Show type and location of
bracing
Accompanied by bracing
schedule
B1i

Deck

2 x B1s

Verandah
Verandah

Strutting Beam Over

Kitchen

Combination Beam Over

WC

B2v

Laundry

Dining

B1a

Lintel Over

Living

B1b

B1g

B1f

B1e
2 x B1t

Master
Bedroom

Floor: Composite Design

- New: Duragal Subfloor System (Gal
Stumps, Bearers & Joists) with 19mm
Yellow Tongue 'R' Floor Sheet Topped
with 19mm Black Butt End Matched
T&G HWD Flooring.
- Existing: Traditional Concrete
Stumps with HWD Bearers & Joists
Topped with19mm Black Butt T&G
HWD Flooring

Strutting Beam Over

B1hHall

4 x B2r

Ensuite

Tie Beam
Over

2x B2u

Hall
Entry

B1k

2 x B2q

4 x B2o
Bath

B2n

Study

B2p

Deck

4 x B2m

Bed 2

Walls: Composite Design

- New: 90mm Timber Stud Clad with
Hebal 70mm 'Power Panel' on Metal
Battens
- Existing: 180mm Solid Masony

B1j

B2l
Bed 3

Verandah

Structure
Roof: Composite Design
Pitch 25
- New:
Lounge - Rafters at 900 c/c with
Cathedral Ceiling Lining Under, Sheet
Clad on Metal Battens over.
All Other Areas - Trusses at 900 c/c,
Sheet Clad on Metal Battens.
- Existing: Traditionally Pitched Rafters
at 900 c/c.

B1c
Deck

Areas
Direction 1

32m + 8m (Upper

Lounge Wall consideration)

Force = 1.4
Restraint required = 56.0 kN
Restraint provided = 58.4 kN
(Nominal bracing and that offered by
existing structure not considered)
Direction 2

54m + 8.2m ( Upper

Lounge Wall consideration)

Force = 1.3
Restraint required = 80.9 kN
Restraint provided = 81.6 kN
(Nominal bracing not considered)
Direction 3
18m
Force = 1.2
Restraint required = 21.6 kN
Restraint provided = 19.2 kN
(Bracing Provided By Existing Structure
Considered - New Structure Imposes
No Additional Area to Existing and is
Within 5.1m).
Direction 4
12m
Force = 1.1
Restraint required = 13.2 kN
Restraint provided = 14.4 kN
(Nominal bracing not considered)

Direction 4

B1d

Brace Type

Restraint Offered

Length

Location

9.6 kN/m

1800

4.8 kN/m

900

TOTAL = 14.4 kN/m

Glenn P. Costin

Aspects of construction Plans

Overlays
Simplified Floor
Plan
Required for
extensions and
renovations
Identify new
work from old

Existing Play Room, Laundry, Bathroom and WC Removed

Including Concrete Slab. Ground Line Lowered to
Improve Ventilation to Both New Works and Existing
Retained Structure.

Verandah

Bed 3

Existing Study Removed including Removal

of Original Verandah Roof and Pillars to this
Area

Bed 2
Bath

Deck

Ensuite

Study

Deck
Master
Bedroom

Hall

Hall

Entry

Laundry
Living

Kitchen

Dining

WC
Verandah

Internal Wall Removed:

Replace with 2/190 x 45
Compound Beam
(Strutting/Hanging) Over

Verandah

Deck

Existing Double Hung

Window Relocated to
East of Chimney.
Replaced With External
Door.

External Wall and Hip of

Roof Removed:
Trussed Roof Over

Existing Verandah Roof

Removed.
Note: Pillars to be Retained

Glenn P. Costin

Aspects of construction Plans

Rendered 75mm Hebel Power Panel Fixed to
90mm MGP12 Stud Walls using 25mm Top Hats
as per Manufactures Specifications.

90mm MGP12 Pine Framing to AS1684

R2.0 Poly or Pure Wool Insulation (No Fibre
Glass to be used)
10mm Gyprock Sheeting.

Rendered Hebel or Styrofoam Moulding

Screwed and Glued to Hebel Power Panel.

19mm T&G Blackbutt Solid Timber Flooring

or Ceramic Tiles (i.e. Wet Areas).

10mm AbleFlex Expansion Joint.

Carter Holt Harvey 19mm Yellow Tougne 'R'

Floor.
100 x 50 x 1.6 Duragal Joists at 450c/c
All Ends to be Plastic Capped

Continuous Alcor or equivalent

Flashing Behind Sarking and Under
AbleFlex Expansion Joint.

100 x 50 x 2.0 Duragal Bearers Located as

per Footing Plan. All Ends to be Plastic
Capped.

'Rock Faced' 100 series (90mm)

Concrete Blocks Contiouous Beneath
Hebel Power Panel.

Min 150mm*
Min 75mm

Details
Enlargements of
key areas
Offer clearer
picture of how
something is to
go together
Show work that
may differ from
standard
building practice
Often heavily
annotated

Continuous Galvanised Ant Cap with

DampProof Flashing Under.
'Rock Faced' 200 series (190mm) Concrete
Blocks Contiouous with Strip Footing.

100 series (90mm) Concrete Block Piers Tied to Strip

Footing at Each Bearer End Support Location or at Max
1800c/c for Bearers Running Parallel to Wall.

Min 6000mm2/m Ventilation

Provided at Evenly Spaced
Intervals Through Dwarf Wall.
(Climate Zone 3).
600 X 400 Continuous
Concrete Strip Footing to
Perimeter of New Works.
Min 20MPa Concrete

* Beyond 2.0m from External Wall or Top of

Slope, Minimum is 400mm.

12mm Threaded Rod Tied to 12mm Starter Bars to

Each Bearer End Postion or at Max 1800 c/c for Bearers
Running Parallel to Wall
4-L12TM to Top
and Bottom of
Strip Footing

Glenn P. Costin

Aspects of construction Plans

Schedules
May be stand alone or be accompanied
by other drawings
Door & Window
Materials & Finishes
Bracing

Door & Window Schedule

Dimensions stated as Nominal only.
Glazing Design Wind Speed: 41m/s
All doors treated with weather seals all round

D9
GD7
D4
W1

D6 D7 D8

D5

W12
D3

Over Head
Gable

W2
D1

W3

W4
Repositioned
Existing

Item

Glass

Specification

W1

1000 x 1600 Timber Awning

W2

1000 x 600 Timber fixed vented & obscure

(Toilet Window)

W3

1000 x 2400 Timber double hung

W4

1500 x 1000 Timber Double Hung

(Repositioned Existing Window)

W5, 6 & 11

1500 x 1000 Timber double hung

W7

DG

2100 x 900 Timber Awning

W8

2400 x 500 Timber Hopper

W9

GB

2100 x 700 Glass Block

W10

GB

1500 x 2000 Glass Block

W12

TDG

1800 x 3100 Timber Gable Hopper

D1 & 2

2040 x 820 Glazed Timber External

D3

NA

2040 x 820 Flush Panel Cavity Slider

D4 - D9

NA

2040 x 820 Colonial Timber Internal

GD1

2150 x 2000 Glazed Timber External

GD2

DG

2150 x 3100 Glazed Timber Bifold External

GD3

DG

2040 x 1800 Glazed Timber External Door &

Awning Window

GD4

DG

2040 x 1800 Glazed Timber External

GD5

2040 x 2400 Glazed Timber French Doors with

Awning Sidelights

GD6

2150 x 2500 Glazed Timber French Doors with

Awning Sidelights

GD7

2040 x 2400 Solid Timber Entrance Door with

Awning Sidelights

Glass Codes

S
DG
TDG

Single 5mm
Double Glazed min 3-6-3
Toughened Double Glazed

Glenn P. Costin

Aspects of construction Plans

Service Details
Plumbing
Heating
Air conditioning
Electrical
Vary in scale and complexity
depending upon requirements

Glenn P. Costin

Aspects of construction Plans

Amendment Drawings
Document revisions
May affect one or all
drawings
Identified by revision
block or number
Triangle points to
revision
Glenn P. Costin

2. Symbols and Abbreviations

Symbols:
An agreed array of objects, characters or
figures
Three main types of symbols used
Drawing (material renderings, doors etc.)
Fixture (sink, basin, stove, dishwasher)
Services (electrical, heating, cooling)

Glenn P. Costin

Symbols and Abbreviations

Be aware that some symbols are nation
specific. E.g.:
Australia
door hinged on the right hand side.
window hinged at top (Awning sash)
United Kingdom (Australia till late 1960s)
door hinged on the left hand side
window hinged at bottom (hopper
sash).

Glenn P. Costin

Symbols and Abbreviations

Common Line Types
Continuous
Dashed
Centre

Glenn P. Costin

Symbols and Abbreviations

22000

Line Types
3850

180

180

2500

11390

2400

110

110

2000

1500

110

4800

1300
600

600

600

180

5225
3725

Living

Strutting Beam Over

Dining

Strutting Beam Over

180

9120

Master
Bedroom

1220 110

110

Deck

Tie Beam
Over

Hall

Hall

Ensuite

180

Study

C
Glenn P. Costin

80

Bath

Deck

2895

Bed 2

3895

180

Symbols and Abbreviations

Abbreviations and Terms
WRC Western Red Cedar
KDHWD
Kiln Dried Hard Wood
GAL
Galvanised
GL
Ground Line
USCL Underside Ceiling Line
FFL
Finished Floor Line
Glenn P. Costin

3. Key Features on Site Plan

Location & Orientation

Datum
Access & Egress
Contours
Slopes
Geographical & Topographical

Glenn P. Costin

Location & Orientation

Hidde
n

Lane

Proposed Water
Tanks
Notes:
1. Block dimensions based upon Certificate of
Title.
2. Contours indicative only.
3. No established trees need to be removed for
this project.
4. Shadow lines not provided due to lack of
relevance
(extreme distances between project and
neighbouring dwellings).
5. Storm water and drainage to existing
outflows (where not directed by proposed
storage tanks as shown).

Glenn P. Costin

Important Terms
Permanent
Bench Mark

Temporary
Bench Mark
Datum
In this case
Sea Level

(PM or PBM)
Often located
in pavements

(TBM)
Usually
positioned by a
licensed
surveyor

Station

Benchmarks:
Permanent
(PM)
orallTemporary
(TBM)
marks
Datum:
The
point to
other
heights
are
Station:
The
location
ofwhich
the levelling
instrument
(may
ofreferenced
known
above
the
original
datum
(sometimes
(may
be sea
level
or a in
height
nominated
beheight
more
than
one
Station
a survey).
used as the datum
with a nominated height).
arbitrarily).
Glenn P. Costin

Important Terms
Rise: The increase in height between a location
(Datum, peg, or mark) and the one previous to it.
Peg C
records a
Fall when
sighted
after Peg B

Peg B records
a rise when
sighted after
Peg A

Fall: The decrease in height between a location

(Datum, peg, or mark) and the one previous to it
Glenn P. Costin

Important Terms
Reduced Level (R.L.): The height of a location (datum, peg, or mark)
relative to the nominated reference point (sea level, bench mark of given
height, or the like).
Foresight
1.000

Backsight
1.200
Sea Level
or
Datum
R.L. 0.000
Peg A
R.L. 75.250
This means the ground at Peg A
is 75.250m above sea level

Ground rises
0.200m

Peg B
R.L.
75.450

From Previous
survey.

The word reduced is used in this case to mean taken from. Every R.L.
is taken from (reduced), and so has a relationship to, something else.
Glenn P. Costin

Contour Lines
180
170
160
150

150

170

160

180

Glenn P. Costin

Glenn P. Costin

Easements
Land that someone other than the owner
has legal right to access
May limit or inhibit building
Will always be on title documents
Must be shown on site plan
Examples include sewer lines and other
underground services, water courses,
public rights of passage and the like.
Glenn P. Costin

4. Key Features on Drawings

Task:
Using the plan set provided complete the
table in the notes.

Glenn P. Costin

5. Specifications
Form part of contract documents
Have legal standing
Specify:
Materials
Works to be undertaken
Quality of work
Obligations (Builder, Owner, Contractors)
Standards and Codes to be adhered to
Statutory requirements
Glenn P. Costin

Specifications
Standard Specifications available (MBA,
HIA, Natspec)
Builders/Architects/Designers may write
their own
Not all domestic construction will have a
specifications book
May include Provisional Sum (PS) and
Prime Cost (PC) Items
Glenn P. Costin

Provisional Sum Items

Some work cannot be accurately quoted due to
unknowns within the scope of that work
E.g.: Rock Excavation, Landscaping, Retaining walls
May be higher or lower than the PS amount
To provide a quote for the full job an estimate amount
is entered that provides for the work.
Once work is completed the actual cost is
documented and the client billed accordingly
This amount in original quote.
Builders should clearly identify PS items for
themselves and to their clients
Glenn P. Costin

Prime Cost Items

Applies to items and or materials which might

not be chosen by the client until work has
progressed.

Actual cost of items accounted in final

statements to client.

Prime Cost (PC) items might include:

Tiles
Sinks
Taps
Lights etc.

Glenn P. Costin

Variations to Standard
Specifications
Clients can call for variations to the standard
specification
Variations can be to:
quality expected
Listed PC items
Materials and finishes
Variations must be recorded (Addendum to
Specifications or noted as variation to plans)
Glenn P. Costin

Essential elements of
Specifications
Specifications broken into sections such as:

Introductory Section
Statutory Requirements
Owners Obligations
Plans, Permits, Fees
Site Works
Footings
And many other sections covering specific trades
such as Carpentry, Joinery, Roofing, Bricklaying
and the like.
Glenn P. Costin

Essential elements of
Specifications
Many elements of construction are held
within the Specifications only
Builders need to identify and interpret
these elements for quoting and
construction purposes
Builder needs to ensure client is aware of
these elements.
Builder needs to ensure supervision on
and off site covers these elements
Glenn P. Costin

6. Non-Structural Aspects of
Specifications
Aspects that cover elements of structure that do not
carry load or resist force (uplift, wind forces, earth
pressures etc.)
E.g.: Plumbing and electrical, fittings, appliances etc.
Client generally has input into selection of some nonstructural items, or elements of items (brick colour, face
etc.)
Builder may be called upon for advice
Builder should be aware of limitations to choice
described by the Specifications (e.g. wind load capacity
of glazing)
Glenn P. Costin