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PROPOSED
CONSTRUCTION SPECIFICATIONS
1 GENERAL REQUIREMENTS:
Contractor shall
provide the following:
1.1 Custom designed architectural and engineering drawings
1.2 Permits: All building permits and inspection fees,
including Board of Health fees for septic and water hook-up fees and
charges
1.3 Field Engineering; Surveying, engineering site plan, septic design,
foundation certification, as-built drawings
1.4 Insurance: Workman's compensation Builders Risk
1.5 construction debris disposal, cleaning.
1.6 Temporary utilities; Electricity, telephone, water.
2 SITEWORK:
2.1 Site Preparation:
2.1.1 Clearing as per site plan, approximately 40' to front and rear
of house and as deemed necessary by contractor and agreed by Buyer for
the construction of dwelling, garage, driveway, septic system, underground
utilities, water supply, drainage and landscaping.
2.1.2 Tree and shrub removal; all trees and shrubs in the clearing area
will be cut down, branches chipped and piled on site for use. All tree
trunks shall be removed from site.
2.1.3 The Contractor shall protect all trees within the construction
area, that the Buyer and the Contractor select to remain. Special care
shall be used during sitework operations to prevent damage to roots of
trees which are
to remain. When possible a protective barrier to be erected around the
tree trunk protecting the branch spread area.
The Contractor can not guarantee the survival of the tree and he will
not be responsible for replacing it.
2.2 Earthwork:
2.2.1 Remove all tree stumps in cleared area and cart away to off site
legal disposal site
2.2.2 Scrape topsoil (loam) of cleared area and pile on site for reuse
for grading.
2.2.3 Excavate for basement, foundation walls, utility and septic system
trenches, rainwater drainage. Excavation works may include blasting of
ledge at Contractor's option
2.2.4 Backfill with clean fill and roughgrade to general grades shown
on site plan
2.2.5 Finish grade as per site plan finish elevations using existing
loam and screened landscaping loam.
2.3 Underground Utilities
2.3.1 Trenching and backfilling for 1" PVC water pipe and connection
to water service.
2.3.2 Trenching and backfilling for electric cable, telephone and cable
TV
2.3.3 Construct septic system in accordance to Board of health approved
plan and get construction certification of registered engineer and approval
of board of health of completed system.
2.4 Landscaping: As per an agreed landscaping layout to include bushes
for foundation decorative planting in mulched beds, 2- 5'-6' decorative
trees such as weeping cherry tree, dogwood. 3- 5' - 6' evergreen trees
such as pine, firs etc. Loaming and hydroseeding front lawn and backyards.
placement of existing rockery, Mulching other disturbed areas .
2.5 Driveway: Driveway to be 12" wide with turnaround as shown on
site plan. driveway shall have a 1" of 3 / 8" gravel finish
layer over 2" compacted stone dust over a 6" compacted base.
2.6 Irrigation: Sprinkler system shall be available at an extra charge.
3 CONCRETE:
3.1 Foundation
walls to be 3000 p.s.i. poured concrete 10" thick and 7'9" high
reinforced with #4 steel rods 2 at bottom and 2 at top of walls continuous
and all corners properly wrapped. Provide 1/2" Dim. anchor bolts
2 at each corner and spaced no more than 6' apart along straight
runs.
3.2 Footings to foundation walls shall be 10" x 20" continuous
footings 3000 psi concrete and reinforced with 2- # 4 steel and shall
have 2x4 recessed key to anchor foundation walls
3.3 Footings to lally columns shall be 10" x 30" continuous
concrete 3000 p.s.i. and shall be reinforced 3 - #4 steel bars.
3.4 Foundation walls shall be placed on undisturbed soil or compacted
base.
3.5 Cellar floor to be 3000 p.s.i. concrete, 4" thick steel trawl
smooth finish poured over compacted base. Concrete slab shall be cut
1- in. deep at certain locations to control expansion and contraction
cracks, however certain corner locations may still show minor non structural
cracks, these shall be acceptable by Buyer As they are only cosmetic
and will not affect the structural integrity of the floor.
3.6 Garage floor to be 3000 p.s.i. concrete min. 4 in. thick including
welded wire fabric reinforcing, steel trawl smooth finish. The Contractor
again shall not be held responsible for non structural cosmetic cracks.
4 MASONRY:
4.1 Fireplace in
Family Room shall be built with firebrick and clay flues to code.
Fireplace surrounds shall be faced with brick to mantle height ,
A Bluestone raised or flush hearth shall be provided.
Natural stone or cultured stone veneers shall be available as options
at additional cost.
4.2 Exposed chimney shall be built with brick.
Decorative chimney were shown for architectural effect shall be veneered
with cultured stone.
4.3 Front porch walls shall be built with brick, steps and porch floors
shall be surfaced with brick pavers. Bluestone treads and porch floor
shall be available as an option at additional cost.
4.4 Walkway from garage to front porch to be brick pavers as shown on
site plan. And shall be laid on compacted stonedust,
5 METALS:
5.1 Lally columns
shall be 4 in. Dim. concrete filled with base and cap plates.
5.2 Miscellaneous metal fabrications and sections as required at builder's
option.
6 WOOD AND PLASTICS:
6.1 Framing: All
structural stress- grade lumber shall be sized and placed to conform
to Massachusetts State Building Code and approved by Town of Cohasset
Building Inspector.
All stress grade lumber shall be kiln dried #2 Spruce fastened with #16
pneumatic gun nails.
Sill plate shall be 2x6 pressure treated Southern Yellow grade #2 pine,
fastened to concrete foundation wall over 6" sill seal with 1/2" anchor
bolts.
Girders shall be built up with 1 3/4" x 9 7/8" microlams, joints
staggered and fastened with 16d nails and bolted with carriage bolts
First and second floor joists shall be 12" deep wood I beams with
16" spacing. all in accordance to manufacturer's detailed drawings,
Trus joist Mac Millan or Georgia-Pacific
Second floor ceiling joists shall be 9 1/2" at 16" spacing.
Exterior wall studs shall be 2x6 spaced at 16", Interior walls and
partitions shall be 2x4. First floor studs shall be cut from 10' stock
to provide 9 ' ceiling height, second floor studs shall be 8'. All walls
shall have one bottom plate and two top plates.
Headers to windows and doors shall be built up with 2x8 and 2x10 and
1/2" plywood
Roof rafters
shall be 2x10 with 2x12 ridge plates.
Strapping shall be 1x3, spaced 16 in. o.c. across joists and fastened
w/ #8 nails.
6.2 Sheathing; All exterior wall and roof sheathing shall be 1/2" 4
ply fir CDX plywood fastened with #8 nails. Subfloor sheathing shall
be 3/4" T&G fir plywood glued to I joists and fastened with
#8 nails.
6.3 Exterior Siding; All exterior walls shall be wrapped with Tyvek housewrap
fastened by stapling. Exterior siding of all house walls shall be white
cedar R & R shingles installed with 5" exposure and spray treated
with stained bleaching agent after installation is completed. Buyer shall
select color.
6.4 All exterior trim is to be in accordance to details shown on drawings.
Exterior Trim to be 1 x pine primed and backprimed and applied straight
with flush joints.
6.5 Roof shingles shall be Architect series asphalt shingles (30 year
manufacturer's warrantee) laid over 15 lb asphalted felt paper, All roof
edges shall be covered with ice and water barrier membrane 3' wide, entire
roof area shall be covered with asphalted felt paper.
All shingles shall be installed by fasteners as per manufacturer's recommendations.
6.6 Finish Carpentry; all interior trim and finish carpentry work, unless
otherwise specified shall be clear pine and/or poplar. Square and smooth
edge, applied with mitered corners eased and sanded, properly nailed
and glued.
Baseboard to be 5 1/4" MDF speedbase with integral cap molding.
Door and window casing to be 3-1/2" finger jointed poplar, "Colonial" or "Straford" design
to be coordinated with rest of finish carpentry scheme. Living Room and
Dining room shall have crown moldings,
Mud Room shall have bead board wainscoting.
6.7 Stairs:
6.7.1 Main stairs from Foyer to 2nd floor Gallery to be as per plans
Traditional style over the post with premium stair parts as manufactured
by "Cooper stairworks" including starting step and newels,
left hand and right hand turnouts, oak rail and primed balusters, gooseneck
fittings, with mitered return oak treads 1-1/16"x 11-1/2",
and 1x clear pine or poplar risers to receive paint.
6.7.2 Family stairs from Mud Room area to 2nd. floor hallway and attic
stairs as per plan with post to post open stairway in traditional Style
and with 3/4" x 10-1/2" treads and 1" x clear pine risers.
6.7.3 First floor to basement stairs; treads to be 3/4"x fir with
fir rail to code
6.8 Deck: Back deck shall be as per plan with pressure treated wood frame
and "Timber Teck" low maintenance decking with tongue and groove
boards and concealed fasteners. Railing where required shall be to code.
7 THERMAL AND
MOISTURE PROTECTION:
7.1 Foundation
drainage if deemed necesaary by Contractor shall be provided at the
exterior base of the footings and shall be piped underground to drain
to natural wetlands.
7.2 Damproofing to basement walls shall be "Tuff & Dry" system
hot sprayed asphalt coating and protected with 3/4" insulating boards
7.3 Insulation: Fiberglass insulation (Owens Corning or equal ) with
vapor barrier to all warm sides of insulation to be as follows:
|
Location
|
Thickness
|
vapor
Barrier
|
R
Values
|
| 2nd. floor
ceiling |
9" |
Kraft |
30 |
| Cathedral
ceiling |
9" |
Kraft/vents |
30 |
| Basement ceiling |
6" |
Kraft |
19 |
| garage ceiling |
9" |
Kraft |
30 |
| Exterior walls |
51/2" |
Poly |
19 |
| Garage-house
wall |
51/2" |
Kraft |
19 |
| First floor
stairs |
31/2" |
Kraft |
11 |
| Bathroom walls |
31/2" |
- |
11 |
7.4 All plumbing
and electrical holes between floors shall be plugged by foam insulation.
Note: The following locations are not insulated; unfinished attic walls
and ceilings, first floor ceiling, all interior partitions except bathroom
walls.
7.5 Attic ventilation shall be by ridge vent.
7.6 Sill seal shall be applied between foundation walls and sill plate.
7.7 Sealants for weather tight joints shall be applied where necessary
sealants shall be non hardening types.
7.8 Flashing shall be as follows:
Eaves; 7" aluminum drip edge Roof; 5"x7" aluminum step
flashing Windows and doors; aluminum flashing w/ drip edge Exterior door
thresholds; 10" lead
Chimney; 12" lead where required
7.9 Seamless aluminum gutters shall be used only on second story eaves
if deemed necessary by Contractor. All rainwater drainage from roofs
shall be piped under gravel beds to rear of property to discharge into
natural wetlands.
8 DOORS AND
WINDOWS:
8.1 Main entrance
door assembly shall be 3'0"x6'8" premium wood door with
2-14" sidelights and transom 1-3/4" thick with primed pine
jambs adjustable oak sill and 5/4" flat casing as manufactured
by "Simpson" or equivalent.
8.2 All other exterior doors shall be as shown on drawings, 6 panel design
wood doors or insulated steel doors.
8.3 All glazed Windows and doors shall be as shown on drawings plans
and elevations and as manufactured by "Anderson" or equivalent.
8.4 Double hung windows shall have tilt/remove feature for easy cleaning
from inside.
8.5 All windows and doors shall be glazed with energy efficient "Low
E" insulating glass. Glazed doors shall have tempered glass.
8.6 All operable window and door sashes shall have aluminum framed screens.
8.7 Wood grilles shall be as shown on drawings with full Perimeter frame.
8.8 Interior and closet doors shall be as shown on drawings for locations,
size, swing and type. All interior doors shall be solid core, smooth
finish moulded doors, six panel Colonial design.. All interior doors
shall be factory primed to receive paint.
8.9 Closet doors shall be as shown on drawings for locations, size, swing
and shall be hollow core, smooth finish moulded doors, six panel Colonial
design..All closet doors shall be factory primed to receive paint.
8.10 Interior door hardware shall be polished brass provided by Contractor,
Buyer shall have choice to select style.
Contractor shall install Buyer provided main entrance door hardware.
8.11 Garage doors shall be 9' wide x 7' high, four sections insulated
steel doors, as manufactured by Overhead Door Co.,panelled design with
factory finished enameled paint. Garage doors shall be operated by "phantom" motors
and shall have rubberised rollers for quiet operation. Garage doors shall
be wired for automatic garage door openers. Automatic door openers shall
be provided,
9 FINISHES:
9.1 Plastering:
All finished areas in main house shall be boarded with 1/2" gypsum
wallboard (blueboard) with sheetrock screws and nails, over 1x3 strapping
16" o.c. at ceilings, all joints and seams shall be properly
taped and all corners stopped with metal corner beads. Plastering
shall be skim coat plaster smooth finished with steel trawls and
tools to produce crisp lines and corners. Closets and vaulted ceilings
shall be finished with a light texture.
Garage ceiling and walls common with house shall have 5/8" firerated
gypsum board, other garage walls shall have 1/2" wallboard, garage
walls and ceiling hall have textured skim coat plaster.
Smooth finished plaster shall be sanded and rubbed down, After the primer
coat of paint some areas shall be further stopped with joint compound
and sanded to reduce plastering imperfections. Plastering is a handicraft
and as such the contractor can not guarantee and the Buyer shall not
expect a perfect machine made like smooth surface.
9.2 Painting Interior:
All plastered Ceilings shall be painted with by spraying with latex ceiling
white. All plastered walls shall be prepped for painting by sand papering
and rubbing down smooth. prepped plastered walls shall be properly cut
at all edges and corners, and shall receive one coat of primer/sealer
and two coats of latex paint. Buyer shall have option to select colors
within a limited color scheme not to exceed three colors. Additional
colors and wallpapering shall be available as an option at an additional
cost. Painting to lightly textured wall surfaces in closets and basement
stairs shall have one coat of latex ceiling white paint.
Painting to selected walls in bathrooms and kitchen shall have one coat
of primer sealer and two coats of latex paint eggshell finish
9.3 Painting to interior trim, doors and windows shall be properly caulked,
primed and painted with one coat of oil or enamel undercoat and one coat
of finish paint semigloss finish.
9.4 Painting and Staining exterior sidewall and trim:
White cedar shingles shall be sprayed with stained bleaching agent. tint
to be selected by Buyer.
All exterior pine trim shall be backprimed before installation. All trim
shall have the knots sealed with one coat of primer and two coats of
latex exterior paint finish in white.
Front and rear door, and exterior of garage doors shall have one coat
of primer and two coats of latex or oil base paint color to be selected
by Buyer.
9.5 Hardwood flooring shall be 3/. "x 2-1/4" random lengths
select grade red or white oak to be selected by Buyer. hardwood flooring
shall be provided to the entire first floor except at landing at garage
entrance. The second floor gallery and hallways including stair landings
shall have hardwood flooring. Hardwood flooring shall be laid over 3/4" T&G
subfloor running perpendicular to floor joists. Hardwood flooring shall
be installed after all wet trades are completed. All wood floors shall
be sanded down smooth and sealed with one coat of sealer and two coats
of polyurethane coating. Buyer to select finish.
9.6 Ceramic tiles shall be provided to all Bathroom floors, Laundry Room,
Master Bathroom and Jacuzzi surround shall have marble tiles, shower
floor and walls to
be ceramic tiles. Buyer shall have choice to select from Contractor provided
samples. Alternatively Buyer shall have an allowance of $ 8000 to purchase
tiles and grout of their choice.
9.7 All tiles shall be installed over thinset compound and over 3/8" plywood
underlayment.. All tiled surfaces shall be grouted with appropriate grout
selected by tiler. Shower floors shall be laid on cement screed. Bathrooms
shall have matching thresholds under doors.
9.8 Carpet flooring to bedroom shall be selected by Owner within an allowance
of $ 22 per sq. yd. including tax, underlayment and installation.
10 SPECIALTIES:
10.1 Toilet accessories;
toilet paper holder, towel rails, robe hooks, shower curtain rods
shall be provided and installed by Contractor.
10.2 Closet shelving shall be epoxy finish steel rod shelving with hanging
rod as manufactured by "Schulte" or equal. Shelving shall be
provided to all closets to contractors standard to include coat closets,
linen closets, shelves and racks.
10.3 Mirrors to bathrooms shall be 1/4" float glass with silver
backing and protective paint coating, all edges ground smooth. Sizes
of mirrors shall be 42" high x full width of the back of each vanity,
and shall be surface mounted by spot applied special mastic.
10.4 Master Bathroom shower door shall be alum. Framed glass door. Tub
showers shall have curtain rods.
10.5 Central vacuum system shall be provided by Contractor
Central vacuum system shall be Galaxie built-in vacuum cleaning system
manufactured by CVC Inc. and installed by specialist. The system shall
include model GA-100 power unit with 30' crushproof hose,? piece cleaning
tool caddy,number of outlets; 3 second floor, 3 first floor, 1 in garage.
10.6 Security System shall be Power 832 manufactured by Digital Security
Controls and installed by specialist sub-contractor; the system will
include 2 keypads and alarm wire doors on first floor, 1 door cellar,
3 PIR's motion detectors first floor 3 windows in cellar. Installer to
provide Owner detailed instructions and demonstration. Heat, smoke and
carbon monoxide detectors to be tied into alarm system.
10.7 Surround sound wiring shall be available as an option at additional
cost.
11 EQUIPMENT:
11.1 Kitchen appliances
shall be selected by Buyer within the allowance of
$ 12,000 to include all accessories, sales tax and delivery. The Contractor
shall install appliances.
12 FURNISHINGS:
12.1 Kitchen and
Bathroom cabinets and countertop:
Buyer shall have an allowance of $30,000 to provide cabinets and countertops
of their own choice. This allowance shall cover sales tax and installation
charges by kitchen cabinets supplier and granite countertop fabricator
and installer. This allowance shall be the total amount provided in the
contract towards Buyer selecting and providing the above items to their
choice.
13 SPECIAL CONSTRUCTION
13.1 Screened porch
screen panels shall be fabricated by specialist subcontractor and
shall be installed by Contractor, to include screen door panel.
14 CONVEYING
SYSTEMS: NOT USED
15 MECHANICAL:
15.1 Plumbing:
The plumbing system shall be installed in accordance with Massachusetts
State and local codes and shall be inspected and approved by the
Town Plumbing Inspector.
All water supply shall be type °L" copper piping and sized to
code.
All soil, waste and vent piping shall be schedule 40 PVC piping sized
to code. Domestic hot water system shall be designed and instaleled with
recirculating piping to produce instant hot water at every faucet. Water
supply pipes shall be oversized to provide good flow.
15.2 Plumbing fixtures and fittings shall be Kohler models or equivalent
American standard models:
Buyer shall have the option to make their own selections within an allowance
of $ 12,000, this allowance shall be the total amount provided in the
contract for all bathroom and kitchen fixtures and fittings.
- Dishwasher
and refrigerator water connections shall be included.
- Two exterior
sillcocks shall be provided one ea. front and rear of house
- Drier shall
be vented to outside by flexible hose and capped.
- Hot Water tank
shall be 100 gallon natural gas fired, Ruud or equivalent with
5 year warranty.
15.3 Heating and Air
Conditioning shall be a combined Hydro system. The heating system shall
include a hot water boiler and will circulate hot water through coils
in Air Handling units, and hot air will be ducted through the AC ducts
to provide comfortable heating.
The AC condensers shall be Carrier or Trane with a minimum of !0 Seer.
The Heating and AC system will have 3 zones.
All ductwork shall
be insulated with duct wrap with vapor jacket. Refrigerant piping
shall be covered with Armaflex. Return air ductwork shall be accoustically
lined. Flexible duct will be used only for short runs. Ceiling registers
shall be aluminum and will include dampers. Floor registers on hardwood
flooring
areas to be natural wood grilles to match floors.
- Radiant heating
for tiled bathroom floors shall be availabe as an option at an
extra cost
- Gas piping
shall be seamless black steel pipe and installation approved by
Gas co.
- Boiler shall
be "Burnham" or equal, cast iron gas fired with standing
pilot and vent damper.
16 ELECTRICAL:
The Electrical
Work shall include the following:
- 200 Amp service
with underground aluminum cable in schedule 40 PVC conduit
- 60 circuit
Panel Board, number of circuits to code
- 30 recessed
lights, "Lightolier" or equal
- 2 recessed
Eye Ball lights, (over fireplace)
- Exhaust fan
in all bathroom to be "Panasonic" with low noise level
- Under cabinet
lights in kitchen to be halogen fixtures
- Interior outlets,
including GFI outlets to code including Single pole switches three
way switches four way switches
- dimmer switches
to Foyer, Din. rm. Breakfast rm. Master br. Master Bathroom
- 3 paddle fan
outlets (fan and switch provided by Buyer, within Light Fixt. allowance)
- 2 chandelliers,
wire and hang only (chandelliers provided by Buyer)
- 8 exterior
lights (Light Fixtures provided within allowance)
- 2 double spot
lights
- 12 porcelain
lights; for basement and attic
- fluorescent
lights, in laundry room and closets
- 6 Cable TV
outlets (Cable connection cable provider, by Buyer)
- 10 Telephone
outlets, telephone cable to be Cat. 5 for use with computers
- Smoke Detectors
to Fire Marshals requirement
- 3 heat detectors
in garage
- 2 door chime
kits
- Outlets to
gas appliances; stove, cooktop, dryer, gas fireplace.
- Laundry outlet
- Dishwasher
outlet
- Microwave outlet
- Wire hood fan
- Wire garage
door oppeners
- Wire for 3-
zone Heating/AC system
- Wire for central
vacuum system
- Wire for security
alarm system
- Wire for sprinkler
system
All devices to
be "Leviton Decora" white.
Buyer shall have
an allowance of $ 5,000 towards providing light fixtures and fans.
(Subject
to builders revisions)
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