Excavation

Building location will be completely dug out to specifications. (crawl space foundation, Full foundation etc.) Earth will we piled onto property or hauled away depending on contract ***Large rocks will be placed onto property buried on property or hauled away depending on customers decision (This is an unknown potentiality) ***Gravel will be spread onto base of excavated hole if so desired by customer or if wet conditions warrant this. Extra fill will be backfilled around foundation upon completion of foundation. Remaining earth will be spread out and or hauled away in accordance with contract.   *** denotes unknown obstacles plus costs.

Foundation

Ten inch by twenty inch footing shall be poured at base of foundation. Eight inch foundation wall will be built on top of footing according to specifications with windows and or vents as well as any and all wall and beam pockets. 4 inch concrete floor will be poured, leveled and smoothed. Walls will be coated with an asphalt coating below ground level before back filling

Floor

Floor Joists will be 16" on center and will meet all codes and specifications required by floor span. Joists will be supported by pressure treated two by material and insulated with sill seal and fastened to concrete foundation. Steel joist hangers as well as concrete and steel lally columns are used if required. ¾ inch tongue and groove sub floor will be glued and fastened to joists, with a ¼ inch subfloor above that in all kitchens and bathrooms. The floor is now ready for carpet, hardwood or tile. First and Second Floor are fire sealed at all electrical and plumbing openings to prevent the spread of fire or gases from floor to floor.

Walls

Construction of walls shall be over sub floor deck. 2x 4 Studs will frame the walls at approximately 92 ½ inch ceiling height with 2 x 10 headers (or greater if required by door or window span) 7/16 inch sheathing will be fastened to outside of walls with Tyvek vapor barrier covering the sheathing.  R-13 Insulation within wall with a plastic vapor barrier.  ½ inch gypsum wall board will be attached and then plastered over.  ½ inch colonial casing and 3 ½ inch baseboard trim will be installed around all door and window openings and around all wall perimeters. All interior surfaces will be primed with white latex primer. Exterior siding shall be attached to completely weather seal shell.

Roof

Rafters will be 16" on center and of a nominal thickness that completely complies with codes for span as well as insulation factors. Roof shall have a soffit overhang of at least six inches with a rake projection of at least 3 inches for aesthetic reasons as well as water drainage build out.  7/16 inch sheathing shall be installed over rafters with expansion joints at all horizontal seams. 3 feet of ice and water shield will be installed at the base of the roof as well as all other joints, valleys and or gable tie ins. 20 year asphalt / organic roof shingles will be installed as the final roof covering to complete the weather seal.  Roof ventilation will be established through gable venting and or soffit and ridge venting.   R - 30 Insulation in ceiling with vapor barrier

Windows and Doors

All Exterior doors shall be insulated fiberglass with complete hardware systems. All interior doors shall be 6 panel pine with complete hard ware. All Windows shall be Anderson Narrowline double hung with screens.  All windows and doors will be sealed on the exterior with ice and water shield and insulated and cased on the interior.

Plumbing

Heat will be provided by forced hot water created by a natural gas heating system. All waste and vent lines will be PVC. All supply lines will be copper.  Plumber will pull separate permit and perform a sealed system compressed air test on all systems before walls are completed.

Electrical

Amp service panel with circuit breakers.   Receptacles will be provided in all locations (as per code.)  GFI’s will be provided in all bathrooms as well as one on the exterior.  Lighting fixtures will be provided in every room including closet spaces, attic space and basement.  Smoke detectors shall be hard wired and included in every bedroom as well as hall and stairways.   Cable and telephone will be provided in all bedrooms as well as in living area.

Kitchen

Ceramic tile floor over ¼ inch sub floor. All cabinets and Formica counter tops will be installed as per specs. Ductless range hood, Double bowl stainless steel sink.  All plumbing and electrical will be ruffed in and completed once counters have been installed (includes sink, dishwasher, and garbage disposal).  Trim to match cabinets

Bathroom

Tile Floor over ¼ inch sub floor.  Tub or shower, vanity and toilet installed by plumber. Vanity mirror and light. Direct vent bath fan. Bath vanity cabinet, formica vanity top with sink basin. One piece smooth finish fiberglass tub / shower unit. Shower rods, paper holders and towel holders

Landscaping

Landscaping shall consist of smoothing out excess fill, raking out small rocks and planting grass seed.