BASIC SPECIFICATION
General:
-Survey & stake out house prior to excavation. -BLC & Zoning Memorandum upon completion. -Registered with National Home Warranty Program.
Foundation / Basement:
-30” x 10” spread footing, 25mpa, dowels as per code -8” Reinforced 25mpa concrete foundation wall with damp-proofing, 4” weeping tile through footing @ 50’o/c max. -4” 25mpa concrete floor on 6” drainage stone, sealed to bsmt walls, Radon gas protection under basement floor
Garage: Foundation / Slab:
-8”x24” gradebeam 25mpa on 16”x20’ friction piles -5”, 30mpa concrete floor on 5” compacted base, #10 rebar @ 18” o/c both ways
Framing:
Floors -3/4” OSB T&G subfloor, glued and screwed to joists -Engineered floor system. -Steel I-Beam for greater spans / fewer posts. -5/16” Pro-board underlay beneath vinyl flooring Exterior Walls -House= 2”x6” @ 16” o/c, Garage = 2×4@16” o/c -7/16” OSB with Typar or equivalent bldg. paper -common wall b/t house & garage sheathed for Fire Rating Interior Walls -Construction grade 2”x4” @ 16” o/c -2”x6” where needed for plumbing walls Roof -Engineered roof trusses -7/16” OSB Sheathing w/ H-clips -25 -30 year shingles Stairs -Closed risers, spruce construction unless otherwise noted. Basement Framing -Interior walls; 2×4 @ 16” o/c -Exterior walls; 2×4 @ 16”
Windows & Doors:
– Main floor; PVC, Tri-Pane, single-lever multipoint locks w/ folding cranks. – Basement; PVC dual LowE argon sliders (4or 5) -Window wells installed if deemed necessary by builder. (Drain tied into bsmt weeping tile optional) – Garage; PVC, dual pane window -Exterior Doors; Metal Clad w/ 6-panel steel insulated slab, Weiser passage knob and single cylinder dead-bolt, Brushed metal finish. -House / Garage door to be self-closing, wood frame & plain steel slab w/ keyed knob only. -Steel insulated overhead doors c/w openers.
Exterior:
Wall Finishes-Front: -Siding, masonry, stucco (as per elevations) Wall Finishes Sides & Back: -Siding, stucco (as per elevations) -Parge entire foundation Front Steps: Poured in place concrete on piles Fascia -Front of house 8” aluminum clad or Painted Smart-Trim -Sides & back of house; 6” aluminum clad Soffit & Eavestrough -Pre-finished aluminum, 5’ extensions on down-pipes
Plumbing:
-Double stainless steel kitchen sink with pull-out single lever faucet. -Single lever chrome taps in bathroom c/w mech pop-ups -5’ one piece domeless shower in main washroom w/ shower curtain rod. -Single lever, pressure balanced tub controls -60 gallon electric hot water tank -Aqua-Pex ½” water lines -3 pce rough-in for future basement bathroom -6 lpf toilets (lined tanks) -2 exterior “Frost Free” taps, hot & cold taps (optional) in garage. -Sump pit & Pump -Backwater valve to protect from sewer back-up -connection provision for washer dryer -provision for dishwasher
Heating:
-High Efficiency direct vent furnace. -Furnace ducting to accommodate future Air Conditioner. -HRV -Venting installed for range-hood in kitchen (except for island stoves). Hood by owner. -Venting for dryer. -Programmable thermostat. -White floor grills and cold air registers throughout. -Fireplace & surround as per plan.
Electrical:
-100 amp, 48 circuit Main panel -Decora Switches throughout house -1 each; Washer, dryer, fridge, stove, microwave, dishwasher & freezer outlets. -4 or 5 exterior lights depending on plan -2 Exterior GFI outlets -Rough-in: 2 Telephone jacks (Kit. & Mstr) connections by service provider -Rough-in: 2 Cable jacks (FR & Mstr) connections by service provider -outlet count as per code -Pre-wire for Valance lighting. -Central Vac rough-in -110/115 volt smoke / carbon-monoxide detectors, interconnected to all levels -Outlet for garage door opener. -GFI outlet in each bathroom. -One soffit plug for Christmas lights c/w interior switch. -Garage: as per code.
Lighting:
-Decora switches throughout main floor w/ Std plugs. -Fixture Allowance: $1.25 / square foot. (includes light fixtures, bulbs, & doorbell.)
Drywall & Insulation:
-Walls: R20 batts, CGSB poly, caulking at all joints & penetrations, ½” Std. Drywall w/ rounded corner bead. -moisture resistant product around tubs & showers -Attic Ceilings: R50 LF insul., CGSB poly, caulking at all joints & penetrations ½” SR (ceiling) drywall -bathroom & laundry walls insulated for sound -basement perimeter; R20 batts, CGSB poly.
Painting & Decorating:
-Walls; Primer & 2 finish coats (closets: 1 finish coat) -One neutral color included, additional colors to be arranged -Ceilings: Painted through out
Millwork:
-HC Oak or Colonist style doors -Lam-jambs or aspen jambs, matching stops/ casing & base (E2E casing, E1E base) -1/2 jambs on bifold doors -Lacquered wood (mdf) shelving in closets and pantries. -obscured glass door on walk-in pantry where applicable -stairwell railing: Stub-wall with cap to match finish material.
Cabinets:
-As per plan. Basic allowance = $450.00 / LF for kitchen, $250.00 / LF for vanities.
Hardware:
-Bath hardware; 1 each/bathroom; Toilet paper holder & 24” towel bar- Taymor basic (unless otherwise specified). -Plate glass mirrors over vanities. -Brushed metal “Lever” style door handles. -Anodized adjustable closet rods -Privacy knobs on bathrooms & master bedroom.
Flooring:
-As per plan. Allowance = $4.50/sqr.ft- includes flooring with installation.
Driveway Steps & Grounds:
-Driveway: 21’ x 4” thick gravel from street to garage. -Sidewalk: 24 x 30 patio stones from driveway to front door. (If driveway is poured sidewalk will also be poured) -Steps: Poured in place. -Grounds; Builder to remove all construction debris upon completion.
Miscellaneous:
-Powervac duct work upon completion of construction if furnace used during construction -Interior of house professionally cleaned prior to occupancy. -Rough lot grading (levels set by Municipality having jurisdiction) to be completed as weather permits. – No hauling of fill included (on or off of property). -Location & Connection points for all utilities are determined by the companies supplying them. (Sewer, water, gas, hydro…) Warranty: 5 year National New Home Warranty Program. Allowances: -Windows & Doors: $______.00 -Cabinets: $ ______.00 -Lighting Fixtures $______.00 -Flooring: $______.00 -Plumbing Fixtures $______.00 Fine Print: -Concrete slabs (floors, driveways sidewalks) are affected by soil conditions, salt and frost. Therefore, no guarantee related to these causes is provided by the builder. -Although most work will be completed prior to possession, weather can delay completion of exterior finishes (ie; stucco, paint, masonry, concrete pads, grading), these will be completed as soon as possible when weather permits. -As material manufacturers continue to change and improve products, the builder reserves the right to substitute similar products as they see fit, providing they satisfy the requirements of the Manitoba Building Code. -Features seen in show-homes which are not shown in these specifications are optional features, they can be included in the construction of your home provided they are written into your purchase agreement. -Final Plan to be signed and authorized by both the Builder and the Client at time contract is signed, subsequent changes will be dealt with via change-order authorization. -Price does not include hauling fill onto or off of the lot. -This is a basic sample specifications.