The rules the assistant works to

Attached dwellings (Class 1a) need a separating wall with an FRL of 60/60/60 and sound insulation of Rw+Ctr not less than 50 under NCC 2022. Ironbark's intertenancy wall system is a tested system: shaft liner panels in H-studs with a clear cavity, fire-rated plasterboard both sides, fire clips at the top. It is priced per m² of wall and needs the fire engineer or certifier to accept the system report before it's ordered.

A preliminary take-off adds waste to every measured quantity: 10% on framing timber, 8% on sheet goods, 7% on cladding boards, 10% on plasterboard, 5% on insulation, 15% on skirting and architrave. Prefabricated frames carry about 2%. The allowances are stated per stage in the plan; the trade desk trims them once the final drawings and cutting lists exist.

Framing pine, sheet goods, linings and fixings are stocked at every branch and deliver in 2 to 3 days. Prefabricated wall frames are 10 working days from approved frame drawings; floor cassettes 14. Roof trusses are designed to order and take about 3 weeks, so they are ordered at slab pour. Prefinished architectural cladding, mass timber and fire door sets are 3 to 6 weeks. Stock can be reserved against a quote for 14 days at no charge; the plan flags any item whose lead time is more than half the time to its delivery stage.

Ironbark labels products with third-party certifications only: PEFC or FSC chain of custody for timber, GECA for boards and panels, Declare labels for insulation, E0 for low-emission boards. Recycled content is stated as a percentage from the manufacturer's EPD. The Premium / Sustainable option prefers certified products and mass timber; the Cost Optimised option still uses certified plantation pine because that is what the framing range is.

BAL-LOW and BAL-12.5 have no or minor material impacts. BAL-19 requires ember protection: sarking, screened vents and decking of bushfire-resisting timber or non-combustible material. BAL-29 requires non-combustible or fire-retardant cladding in the first 400 mm above ground. Fibre cement weatherboards and panels are non-combustible and suit all BAL levels to BAL-40; spotted gum shiplap is a bushfire-resisting species to BAL-29.

N1 to N4 are non-cyclonic, C1 to C4 cyclonic. N2 is most suburban sites in Melbourne, Sydney and SE Queensland; N3 for exposed or elevated sites. Wind class changes tie-down straps, truss fixings and batten spacing. The plan prices tie-downs per m² for N2 unless told otherwise and flags when a C-rated system is needed.

New homes need 7-star NatHERS (BASIX in NSW). In practice: R2.5 wall batts, R4.0 to R6.0 ceiling batts, vapour-permeable wall wrap with a drained cavity in climate zones 6 to 8 (Melbourne), and glazing performance that often pushes double glazing on west-facing rooms. The plan's options meet 7 stars in most orientations; Premium adds R6.0 ceilings and wool-blend walls.

Stage 1, structural frame: wall frames, lintels, bracing, tie-downs, trusses; needs a hardstand for the crane truck and a dry area for frames. Stage 2, flooring: joists or cassettes, flooring sheets, adhesive and screws; after the frame inspection. Stage 3, external envelope: wrap, battens, cladding, flashings, trims and fixings; needs covered storage for boards. Stage 4, internal systems: insulation, plasterboard, intertenancy systems, cornice, compound; align with the plasterer's start. Joinery and finishes follow as a fifth delivery.

Steel portal frames, tilt-up or precast walls, concrete, roofing, HVAC and fire services come from your other subcontractors. Ironbark supplies slab and edge formwork (formply and LVL bearers), tenancy partition framing, fire-rated and acoustic linings, suspended ceilings, wet-area linings, fire door sets, internal doors and joinery boards. The plan names what it does not price so the package is honest about what comes from where.

The critical path is usually the commercial kitchen, which Ironbark does not supply. From Ironbark: partition framing, plasterboard and wet-area linings, acoustic ceiling panels, engineered or vinyl flooring, decorative veneer panels and cabinet board for the joiner, benchtops, doors and a fire door for the rear egress. Acoustic treatment is often a lease requirement for tenancies under residential.

Trade accounts run 30 days EOM against an approved credit limit. A quote request goes to the branch sales team, who reply within one business day; quotes are held for 30 days. Stock can be reserved for 14 days against a quote request. Delivery is by crane truck with a 2-hour window; site access limits (steep, no truck turnaround, before-7am council restrictions), forklift or crane requirements and storage should be flagged on the request.

It does not replace the engineer's design or certify anything; quantities are a preliminary AI-assisted take-off for budgeting and procurement planning, subject to final plans, engineering certification and supplier review before an order is placed. It does not give legal or contractual advice, does not compare other suppliers' prices, and does not place orders or change account details; a quote request goes to a person on the sales team.