Standard Specifications

PUBLIC WATER

SEPTIC SYSTEM:
Septic system per plan

FOUNDATIONS:
8” 16” 3000 psi concrete footing
#4 grade rebar reinforcing 3000 in footing
8” x 8’ high poured 3000 psi concrete wall w/horizontal rebar
Asphalt water seal coating on basement walls
4” drain pipe to sump it as needed
Basement windows with screens per plan
2x4 24” O.C.. stud exterior walls, insulate R-11 unfaced FSK wrap

CELLAR FLOOR:
4” thick 3000 psi, small stone concrete, smooth finish, 6” slump, 6 mil poly vapor barrier below slab
Saw cut control joists as required throughout basement

GARAGE FLOOR:
On site material for backfill, compacting every 12”
4” thick 4000 psi concrete floor
Saw cut control joists throughout floor as required
Floor pitched toward overhead door for drainage

GARAGE WALLS & CEILING:
Walls 2”x4”, 16” O.C. per plan
2” x 6” house, garage wall
Garage ceiling to be insulated with R-30 fiberglass insulation if living space above 
Walls & ceiling to be 5/8” fire code gypsum, taped & painted.

STRUCTURAL BEAMS:
Steel or wood load bearing structural beams per plan
Steel support posts filled with concrete

SUBFLOOR:
2” X 6” pressure treated sill seal polyethylene gasket fastened with anchor bolts per plan
2” x 10” floor joists 16” O.C., 2 x 10 blocking if necessary, TSI joist per plan
¾” tongue & groove OSB, glued, nailed & screwed

FRAMING:ROOF:
State approved truss system per plan
Fiberglass insulation, roof R valve, 38 Kraft faced
5/8” OSB sheathing with spacing clips as needed
Stepped fascia

WALLS:
9’ ceiling height 1st floor, 8’ on second floor per plan
Fiberglass insulation wall system R value, high performance
4 mil clear poly vapor barrier
Housewrap, Owens Corning
Expandable foam caulking between window & door frames and respective openings
Vents at all soffits used for attic ventilation
2” x 6” 16” O.C. exterior wall studs
7/16” strand board for exterior sheathing OSB
2” x 4” 16” O.C. studs for interior partitions
½” gypsum wallboard for all walls, finish with 3 coats joint compound, sand smooth
Sheetrock corners & wall ceiling intersections are backed with solid framing
Drywall clips not used, drywall screwed, not nailed
5/8” moisture resistant gypsum all baths with showers
5/8” sheetrock on truss ceiling applications if spacing is 2’ O.C.

ROOFING:
50 year fiberglass/asphalt Architectural shingles, Owens Corning
Ice & water shield all crickets, valleys, eaves
Aluminum step flashing where walls meet roof
Galvanized metal drip edge
15 lb felt paper underlay
Owens Corning ventilation system with shingle caps

EXTERIOR FAÇADE:
Premium vinyl siding, vinyl vented soffit system
Aluminum fascia with step

EXTERIOR DOORS:
Therma Tru front door and other exterior doors
Insulated fire door, garage to mudroom
Overhead door with opener and remote, glass optional

LOCKSETS:
Schlage, satin nickel on brass

WINDOWS:
Andersen 200 series insulated, double hung windows with screens per plan
Insulated casement windows with screens per plan
Grills per plan

ELECTRICAL:
200 amp underground service
Underground phone & cable service
State code white devices
Smoke detectors hard wired w/battery backup, each bedroom, each level 
Carbon Monoxide detectors all levels of home
2 ea exterior GFI receptacles
4 ea interior garage lights, 2 interior garage receptacles
4 each cable tv outlets, telephone outlets
Prewire bedrooms for overhead lighting, wire light & switch lighting for walk in closets
8 recessed ceiling fixtures
Light/vents for powder room, main bath, master bath
Electric eye lamppost with head 25’ from house
Lighting Fixture package allowance $2,500

HEATING & VENTILATION:
Natural gas, forced hot air furnace with Hepa filter
Air conditioning and humidifier

FIREPLACE OPTIONAL:
Heat ‘N Glo 32”-36” natural gas, direct vent fireplace, custom mantle selections, 6” granite front

PLUMBING:
Pex tubing water supply throughout house, supply shut off at all sinks
Water line for refrigerator ice maker with shut off
PVC waste lines 
2 frost free exterior faucets, front & rear of house
50 gallon power vent, natural gas hot water tank

FLOORING:
Pre-finished oak hardwood floors at 1st floor entry foyer, hall, kitchen, nook, dining room per plan
Tile bathroom & mudroom 1st floor
Wall to wall carpet with 6 lb pad all other locations except 2nd floor bath tiled

STAIRS:
Oak treads, pine painted risers, main set with oak spindles
Southern yellow pine tread w/riser, sheetrock stairwell for basement set

RAILINGS:
Oak colonial style railing with newel posts per plan for main stairs
Basement stair with pine loaf style handrail
Stair railings, natural oak finish, 6010 rail
Stair balusters, pre-finished white

TRIM:
3 ½” Colonial casing around windows and doors
5 ½” Colonial baseboard and base shoe where applicable

INTERIOR DOORS:
Solid core smooth skin 6 panel interior doors per plan
Hardware brushed nickel, brass or oil rubbed bronze finish per selection

INTERIOR PAINTING: 
One color throughout
Walls & ceilings, one coat primer, one coat flat finish
Trim & doors, one coat primer, one coat semi-gloss

EXTERIOR PAINTING:
Exterior doors, 2 coats semi-glossed enamel
Main entry door painted
Overhead garage doors pre-finished white

KITCHEN:
Stainless steel double bowl sink, Kohler or equivalent. Moen faucets or equivalent
Cabinetry per plan, Aritsicraft or Yorktown
Laminate countertops with backsplash

APPLIANCES:
30” Gas Range
Microwave above range
Refrigerator
Dishwasher

LAUNDRY ROOM:
Washer easy access water shut off
Dryer electric outlet, dryer vented to exterior with rigid pipe
Wire shelving above washer/dryer
Ceramic tile floor

MAIN BATH:
Lavatory, faucets, tub/shower, single handle shower valve
Water closet
Molded marble sinks per plan
Ceramic tile floor
Moen or equivalent fixtures, polished chrome

MASTER BATH:
Dual sink vanity, faucets, 1 pc fiberglass shower
Water closet
Molded marble sinks per plan
Ceramic tile floor
Moen or equivalent fixtures, polished chrome

POWDER ROOM:
Pedestal lavatory
Water closet
Ceramic tile floor
Moen or equivalent fixtures, polished chrome

VANITIES:
Vanities per plan, molded marble tops, bath mirrors 
Oval mirror over pedestal sink

SHELVING:
Bedrooms, laundry areas, linen closets, pantry, entry closets and coat closets 
wire type, wood option, metal painted rod, California style

CENTRAL VAC: OPTIONAL

SECURITY SYSTEM: OPTIONAL

LANDSCAPING AND WALKWAYS:
Clear, grading & hydro-seed front, sides and back approximately 6000 sf
36” wide concrete walkway driveway to front door
$1,000 allowance for planting package

DRIVEWAY:
Rubble base with 2 ¼” blacktop, street to garage include length and width allowance