General Building Specifications
Plans and Permits
By Robert k. Ace Construction (contractor)
Lot clearing as per plans as required for placement of building, driveway, and utilities.
Backfill as required with existing fill. Should additional fill be needed, it shall be deemed an extra and paid for by the homeowner, including any additional machine time.
“Blasting” not include note: additional cost to be determined between contractor and homeowner, if necessary.
Trench for utilities, water and sewer as required.
10′ wide driveway with base as needed and crushed stone finish surface.
Install 4″ of stone in foundation and garage area.
Final grade sloped away from building.
Install sump pump pit in basement.
Footers: as per plans 2 rows of 1/2″ steel reinforcement.
Walls: as per plans (poured concrete walls) with tar coating below grade.
Frost walls: as per plans.
Slabs: 4″ concrete.
Vapor barrier: 6 mil poly under slabs.
Windows: vinyl utility, as per plans.
Foundation bolts or straps 6′-0″ and 1′-0″ from corners.
All concrete 3,000 psi.
All framing lumber spf # 2 or better.
2×6 treated sill plates w/ sill seal.
Floor joists: as per plans (2×10 minimum).
3/4″ fir t&g subfloor (glued and nailed).
2×6 exterior walls (garage and gable end walls 2×4).
7/16″ o.s. wall sheathing.
2×4 interior partitions.
Ceiling joists as per plans (2×6 minimum).
Rafters: as per plans (2×8 minimum).
1/2″ 4-ply cdx fir roof decking.
K. All framing 16″ o.c.
L. Decking to be treated yellow pine as per plans.
Aluminum drip edge (white or brown).
15# felt paper underlay.
30 year GAF architectural shingles or comparable (color by owner).
Ice & water shield installed in valleys.
Roll vent installed on ridge.
Windows & Patio Doors
As per plans (Anderson 200 series low e w/ grills & screens).
As per plans (therma-tru steel insulated).
Raynor raised panel insulated or comparable.
Double 4″ mastic “ovation” or comparable vinyl siding.
Vinyl soffit vented at eaves.
Aluminum seamless gutters and down spouts.
Aluminum wrap installed around garage door jambs.
Note: upon energizing house owner is responsible for electrical usage
200 amp service.
One (1) Square D homeline panel.
Should underground conduit be necessary it will be deemed as an additional cost to the homeowner.
Light boxes, receptacles and switches as per plans/code (leviton white or almond).
Circuit and structured wiring included:
(1) heat pump
(4) cable TV
(1) range hood
(2) exterior gfi receptacles
(1) fan/light unit per full bath
(1) exterior light per exterior door
(1) exterior spotlights
(1) dryer vent
(per code) carbon monoxide detector connected to all smoke detectors
Electrical fixtures: dollar allowance provided
All toilets 1.5 gal. Flush (gerber or comparable, stnd color).
Tubs and shower units: as per print (aker or comparable, stnd color).
Vanity tops one piece cultured marble (stnd color).
Moen faucets or comparable.
Pex supply lines.
Shut-off valves at each inlet.
All schedule 40 pvc waste and vent lines.
Two exterior hose bibs (no freeze).
Double bowl stainless steel kitchen sink w/ spray.
Septic hook up to central sewer or on site septic system.
Water supply hooked up to central water or on site well.
Heating & Cooling Systems
Carrier or comparable high efficiency electric heat pump.
Two (2)-50 gal. Electric hot water heater bradford white or comparable.
R 21 exterior walls and garage ceiling.
R 38 ceilings and overhangs.
Basement ceiling r-30.
R 15 garage walls.
Housewrap over exterior walls (habitable spaces only; garage & attic walls are not wrapped).
Interior Wall Finish
1/2″ drywall glued and screwed, taped, 3 coats of spackle, sanded.
1/2″ moisture resistant board on walls in full bath.
5/8″ drywall on garage/house partitions.
1 primer coat flat latex applied to all walls and ceilings.
1 finish coat navajo white flat latex paint applied to all walls and ceilings.
1 coat white semi gloss latex applied to all factory primed trim.
1 finish coat white semi-gloss latex paint applied to factory primed doors.
Interior Doors And Trim
Doors: 6 panel masonite w/pre-primed jambs.
Poplar or pine extension jambs.
2 ¼” pre-primed colonial casing on all windows and doors, all casing miters glued.
3 ¼” pre-primed colonial baseboard.
Brass plated door handsets (kwik-set or comparable).
Wire closet shelving.
Main stairs: #2 pin
Main stair railings by contractor, oak hand rail painted ballusters.
Basement stairs: #2 pine.
Material and installation of finished flooring: dollar allowance provided
Kitchen and bath cabinetry material and installation: dollar allowance provided
Mirrors installed over vanities: 40″ x length of vanity.
Appliances supplied and installed by contractor (range, microwave, dishwasher). Microwave exhaust to be recirculated.
Home professionally cleaned prior to occupancy, all construction debris removed from site.