Japanese Timber Frame Construction Sequence

construction_sequenceThe following list is a general outline of each stage of the construction process from initial ground breaking to final cleaning and fit out. Please bear in mind that these notes are not comprehensive and that the sequence of events may vary depending on the supply and delivery of materials, weather, specific site requirements and sub- contractor availability. Your Niseko Projects manager will provide specific scheduling details as it becomes available.

1. Site Preparation

 Site clearing
 Building set out
 Location of septic tank and exterior water tap

2. Foundations

 Piles
 Excavation
 Foundation formwork
 Foundation perimeter wall concrete pour
 Plumbing first fix (sewage & drainage)
 Back fill / concrete slabs.
 Septic tank install
 Materials delivery

3. Framework

 Scaffolding
 Bottom plates
 Timber framework
 Ridgebeam

4. Bracing and close-in

 OSB cladding
 Roof underlay
 Roofing steel
 Sheet flooring
 Window cut out
 Building wrap
 Window installation

5. Electrical and Plumbing first fix

 Electrical – main house wiring
 Plumbing – Installation of pipes and drainage
 Insulation install
 Unit bath installation
 Draft stop / vapor proof barrier
 Ducting / ventilation

6. Exterior cladding

 Exterior cavity battens
 Exterior staining / painting
 Exterior cladding

7. Interior lining

 Linings
 Flooring laid
 Interior doors
 Ceiling battens
 Stairs install
 Ceiling
 Plaster / putty

8. Finishing work

 Kitchen installation
 Built in joinery
 Wallpaper
 Tiling
 Carpet
 Light fittings / power points
 Final plumbing fix- Sinks / toilet
 Heaters
 Mirrors
 Hardware (hooks, towel rails, toilet roll holders)
 Cleaning
 Final payment & title handover

9. Post construction

 Roll screens / blinds
 Furniture & fit out
 Asphalt
 Landscaping

10. Survey and title registration

 On handover of the property, the owner will need to engage the local solicitors office to survey the building and register the property title with council.

Post construction work is not usually included within the original construction contract. Niseko Projects can easily manage these contracts to be carried out immediately on handover of the property.

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