A recognized local builder of high quality homes will build the home of your choice on a beautiful wooded lot with Town sewer in a walk-everywhere location near the library, shops, common, schools, and harbor. With the finest materials, craftsmanship, and appointments, the designs are wonderful open-plan-living featuring outstanding state-of-the-art kitchens and baths and an overall feeling of style and character!!! Meet with the builder!!! Priced from $1,199,000-$1,389,000.

AMAZING 4.5% FINANCING AVAILABLE !!!

CLASSICAL TIMELESS ARCHITECTURE !!!

PROPOSED CONSTRUCTION SPECIFICATIONS FOR
THE NEW RESIDENCE AT 31 POND ST.

1. GENERAL REQUIREMENTS:

Builder shall provide the following:

1.1 Custom designed architectural and engineering drawings,

1.2 Permits: All building permits and inspection fees, and water hook-up fees
and charges,

1.3 Field Engineering; Surveying, engineering site plan, foundation certification,
as-built drawings,

1.4 Insurance: Builders Risk,

1.5 Temporary utilities; electricity, telephone, water

2. SITE WORK:

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 Builder 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 Builder shall protect all trees within the construction area, that the Buyer and the Builder select to remain. Special care shall be used during site work 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 Builder 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, and utility trenches. Excavation works may include blasting of ledge at Builder’s option,

2.2.4 Backfill with clean fill and rough grade to general grades shown on site plan, Blasting will be an extra charge

2.2.5 Finish grade as per site plan finish elevations using existing barn and screened landscaping loam, off site material used for fill and grading will be an extra charge

2.3 Underground Utilities:

2.3.1 Connection to water service,

2.3.2 Trenching and back filling for electric cable, telephone and cable TV,

2.3.3 Construct sewer 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:
landscaping layout to include 35 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 hydro-seeding front lawn and backyards. Placement of shrubs and trees to be determined by the builder and landscaper.

2.5 Driveway:
Will be asphalt paved from the street to the garage.

2.6 Irrigation:
Sprinkler system shall be available at an extra charge.

3. CONCRETE:

3.1 Foundation walls to be 3000 psi. 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” 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 psi

3.4 Foundation walls shall be placed on undisturbed soil or compacted base.

3.5 Cellar floor to be 3000 psi. 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 , 4 in. thick including fabric mesh reinforcing, steel trawl smooth finish. The Builder again shall not be held responsible for non-structural cosmetic cracks.

4. MASONRY:

4.1 Fireplace in the living room shall be built with firebrick and clay flues to code. Fireplace surrounds shall be faced with brick to mantle height, A Bluestone or lime stone 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.

4.3 Front porch walls shall be built pressure treated framing lumber and decked with ¾ “ x 4 mahogany decking . The decking will remain natural and the rails shall be painted.

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, or steel beams , 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, Truss joist Mac Millan or Georgia-Pacific or as per plan.

Second floor ceiling joists shall be 9 1/2” at 16” spacing. Exterior wall studs shall be 2x4 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 2x1 0 with 2x1 2 ridge plates.

Strapping shall be 1x3, spaced 16 in. o.c. across joists and fastened w/ #6 nails.

6.2 Sheathing:

All exterior wall and roof sheathing shall be 1/2” 4 ply fir CDX plywood fastened with #8 nails. Sub floor 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 house wrap or 15 lb. felt fastened by stapling. Exterior siding of all house walls shall be either clapboards or cedar shingles or a combination of both

6.4 All exterior trim is to be in accordance to details shown on drawings. Exterior Trim to be 1 x pines primed and back primed and applied straight with flush joints.

6.5 Roof shingles shall be architect style asphalt shingles (30 year manufacturer’s warrantee) laid over 15 lb asphalt felt paper, All roof edges shall be covered with ice and water barrier membrane 3’ wide, entire roof area shall be covered with asphalt 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 speed base 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 or laundry 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 “Horner Millwork” 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 101-1/2’, and lx clear pine or poplar risers to receive paint.

6.7.2 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 and stairs to attic; treads to be 3/4”southern yellow pine with fir rail to code

6.8 Deck: Back deck shall be as per plan with pressure treated wood frame and mahogany railing where required shall be to code.

6.9 builder may at his option change framing and architectural specification as long as those changes conform to the mass building code.

7. THERMAL AND MOISTURE PROTECTION:

7.1 Foundation drainage if deemed necessary by Builder shall be provided at the exterior base of the footings and shall be piped underground to drain to natural wetlands.

7.2 Damp proofing to basement walls shall be “asphalt coating

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 3-1/2” PoIy 13
Garage-house waIl 3-1/2” Kraft 13
First floor stairs 3-1/2” Kraft 11
Bathroom waIls 3-1/2” ---- 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 Sealant for weather tight joints shall be applied where necessary.
Sealant 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 Builder.

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 insulated steel doors.

8.3 All glazed Windows and doors shall be as shown on drawings plans
and elevations and as manufactured by “PELLA” 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 sashes shall have aluminum framed screens.

8.7 Wood grilles as per plan.

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 molded 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 molded 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, 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, . Garage doors shall be operated by automatic garage door openers. Automatic door openers shall be provided. Changing the color from WHITE will be an extra charge.

9. FINISHES:

9.1 Plastering: All finished areas in main house shall be boarded with 1/2’ gypsum wallboard (blue board) with sheet rock screws and nails, over 1 x3 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 waIls common with house shall have 5/8” fire rated 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 cannot guarantee and the Buyer shall not expect a perfect machine made like smooth surface, also should expect cracks from shrinkage. These cracks are not covered by any warranty.

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. Each color beyond three is $1200 up charge. 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 semi-gloss finish.

9.4 Painting and Staining exterior side wall and trim:
All exterior pine trim shall be back primed 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 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 ¾”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 as well as all the rooms in the house, unless tile or carpeting is chosen.
Hardwood flooring shall be laid over 3/4” T&G sub floor 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 sheen, i.e., gloss, semi-gloss, stain.

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 Builder provided samples. Alternatively Buyer shall have an allowance of $7,000 to purchase tiles and grout of their choice and installation.

9.7 All tiles shall be installed over thinnest compound and over 3/8” plywood underpayment. 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, as an option, shall have an allowance of $ 24 per sq. yd including tax, underpayment and installation.

10. SPECIALTIES:

10.1 Toilet accessories; toilet paper holder, towel rails, robe hooks, shower curtain rods shall be provided and paid for by buyer and installed by Builder.

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 Builders standard to include coat closets, linen closets, shelves and racks. Or builder my use wood shelving

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 36” to 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. Other tubs, showers shall have curtain rods.

10.5 Central vacuum system shall be provided by Builder 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-l00 power unit with 30’ crushproof hose, cleaning tool caddy, number of outlets; 3 second floor, 3 first floor, 1 in garage. Additional outlets are $300 and vacuum pans are a $400 up charge.

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 $5,000 to include all accessories, sales tax, delivery and installation.

12. FURNISHINGS:

12.1 Kitchen and Bathroom cabinets and countertop and built ins:
Buyer shall have an allowance of $25,000 to provide cabinets and countertops of their own choice. This allowance shall cover sales tax and installation charges by 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. MECHANICAL:

13.1 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 0L” 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 installed with re-circulating piping to produce quick hot water at the whirlpool tub faucet. Water supply pipes shall be oversized to provide good flow.

13.2 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 $6,000, 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 sill cocks 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 75 gallon natural gas fired, Ruud or equivalent with 5 year warranty.

13.3 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 or Trane, Bryant or Janatrol .The Heating and AC system will have 2 zones.

All ductwork shall be insulated with duct wrap with vapor jacket. Refrigerant piping shall be covered with Armaflex. Return air ductwork shall be acoustically 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 available as an option at an extra cost
Gas piping shall be seamless black steel pipe and installation approved by the town inspector Boiler shall be “Burnham” or equal, cast iron gas fired with standing pilot and vent damper.

14. ELECTRICAL:
The Electrical Work shall include the following:

200 Amp service with underground aluminum cable in schedule 40 PVC conduit
40 circuit Panel Board, number of circuits to code
15 recessed lights, Lightolier or equal
2 recessed Eye Ball lights, (over fireplace)
Exhaust fan in all bathroom to be “Panasonic” or “Broan” with low noise level
Interior outlets, including SF1 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 Fixture allowance)
2 chandeliers wire and hang only (chandeliers provided by Buyer)
8 exterior lights (Light Fixtures provided within allowance)
2 double spotlights
10 porcelain lights; for basement and attic
Fluorescent lights, in laundry room and closets
6 Cable TV outlets brought to censor panel (Cable connection to cable provider, arranged and paid 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. The actual doorbell to be provided by the Buyer at Buyer’s expense
Outlets to gas appliances; stove, cook top, dryer, gas fireplace.
Laundry outlet
Dishwasher outlet
Microwave outlet
Wire hood fan
Wire garage door openers
Wire for 2- zone Heating/AC system
Wire for central vacuum system
Wire for sprinkler system if optional sprinklers are chosen by the Buyer

All devices to be Leviton white.

Buyer shall have an allowance of $5,000 towards providing light fixtures

(Subject to builders revisions)