Special Framing

10' plate height main floor; 9' plate height basement.  Front porch ceiling 13'.

Placement of home on lot

Locate north wall of house exactly 5'  from north lot line;  locate west edge of deck 25'  from west (golf side) lot line.  

Grades

Main floor line 20" above front yard grade.  Basement slab line 8" above rear yard grade.  Slope on side per attached elevations.

215

Excavation

Undisturbed soil - sand & gravel.   Move large boulders as needed.

2301 

Footing Material

2500 PSI concrete 1/2" vertical reinforcing steel 24" OC as per code

2401

Foundation Material

2500 PSI concrete 1/2" vertical reinforcing steel 24" OC as per code.   2 rows of horizontal 1/2" reinforcing steel as per code requirement.

245

Radon Mitigation

 Active Radon Mitigation

250

Water Proofing 

 Asphalt Emulsion

270

Foundation Drainage system

 As required: 4" drain (PVC) with 2" drain rock

2701

Garage Drain

No

3201

Framing Material 

Sill Plates: 

2x4 and 2x6 Pressure treated fir

Bearing Walls

2x4 and 2x6 fir

Underlayment

Underlayment:  11/32" APA plywood under vinyl floors; Wonderboard under tile.

Ceiling Height

Main floor  10';  basement 9';  porch 13'.

Ceilings

All ceilings flat.

Exterior wall

2" x 6" fir 24" on center; Advaced Framing.  Includes walls between garage and heated rooms. 

Interior walls

2" x 4";  16" on center.

Garage walls, exterior

2" x 4"; 16" on center.

Basement walls

2" x 6" furred walls adjacent to all concrete foundation walls (see plan for locations).

Plates

Single bottom, double top.

Subfloor

3/4" Tongue and groove OSB.  

Subfloor glued

T & G subfloor glued and nailed to joists.

Roof sheeting

15/32" OSB

Wall sheeting

 7/16" OSB

Vapor barrier

Polyurethane barrier on all exterior walls

Roof framing

Manufactured trusses 24" OC

Roof

All roof components are hip; except following are gable: over the one-car garage door, and the front porch.

Eaves

Extend 18" to 20" beyond walls.

Roof over deck

None except for eaves.

Main floor joists

LP brand, LPI joists.  11 7/8" engineered joists, 16" on center.   Joists will be selected  in accordance with span tables in the latest version of LPI 26/30/36/56 Technical Guide.  Load assumption is 12 PSF dead load and 40 PSF live load.   Maximum total load deflection no more than 1/2".   Clear spans longer than 19'-2" use LPI-56; spans longer than 18'-2" use LPI-36; spans longer than 17'-7" use LPI-30; all other spans use LPI-26.

Basement beams

TrusJoist brand, Parallam PSL.  Beam sizing will be in accordance with the load tables in the latest version of TrusJoist Specifiers Guide for Parallam PSL Headers, Beams, and Columns.  Load assumptions will be 52 PSF with deflection limit L/480.  Long beam in Rec Room will be Parallam 5-1/4" x 16".

Decorative columns and beams

Main floor great room has some floor-to-ceiling columns.  Non-load bearing.  Located per plan.    Plan also includes some decorative (non load-bearing) beams that attach to the columns.  See item 620 for finishing details on columns.

Porch (exterior)

Two columns supporting porch roof.

Tub and shower

Tub and Shower alcoves:  Studs 16" OC

Attic Access

Approx 2' x 3' access to attic.   In hallway.

Stairs

Rise/Run: all stairs, interior and exterior, have rise = 7.5" and run = 10"

In Floor heat

No

323

Soffit

LP Innerseal soffit panel

330

Basement floor

In Floor Heating

No

Stain/Acid

No

3353

Garage Floor

Sq Ft: per plans

3000 PSI concrete hard trowel steel 24" OC 1/2" rebar 24" OC

Garage Floor

Slope garage floor to overhead doors

Garage Floor

Control joints approx every 10'

Garage Floor

Garage floor approx 8" below main floor level.

Floor Drain

No

340

Driveway

Size and shape per plan.  Broom finish concrete.

Driveway slope

If driveway runs downhill  from street towards garage:  ensure lowest point of driveway is about 3' from garage doors (to prevent rain from entering garage).

340

Front Porch

Size and shape per plan.  Exposed aggreagate concrete.

Front Porch

Two steps down to grade, surrounding entire porch.

340

Walkway, front

6' wide exposed aggregate; 1/2" reinforcing steel  48" on center.

Walkway, side

Side walkway:  3' wide concrete walkway on north (garage) side of house, extending full length of house.  Gradual slope (no steps).  Adjacent to house (no gap for planter). 1/2" rebar 48" OC.  Broom finish.  Slope away from house.

340

Patio

Size per plan.   Exposed aggregate 1/2" reinfocing steel 48" on center.  Approximate shape shown on plan, but owners may make small changes.  Slope patio away from house approx 1" per 10'.

340

Retaining wall

Small retaining wall on south side, located per plans.  Size as needed for full-height siding west of retaining wall.

AC slab

Concrete slab for AC compressor, approx 4' x 4', located per plans.

410

Roof

Owens Corning "Oak Ridge PRO-30" Asphalt / fiberglass shingle.   30 year warranty.   

Color

Driftwood

Slope

7:12

Valleys

Valleys are copper with ice and water shield backing.

Roof Venting System

Standard roof and soffit vents.

420

Ext. Brick Trim

Front elevation covered with artificial  rock; see attached plan for coverage.    Pattern, arches, and details are similar to that shown on G. Finch plan 2223, including keystones, arches, columns, ledges, and 2' wrap around sides of house.  Covers two porch columns.   Owens Corning brand - Cultured Stone.  Style is "Country Ledgestone" ; color is "White Oak".  50 year warranty.     For garage and window/door trim use Owens-Corning Architectural Trim, color Grey.

430

Fireplace - Geat room

Lennox brand, model Superior D-800.  Opening 40" wide.  Direct vent to side of house.  Electronic ignition.  With Heater blower.  Gas-line, glass doors, grate, and 30" gas logs included.

Hearth

Raised up to 14" (height to be determined by owner).  Tile covered.

Facing

Tile

Mantle

Maple trim per millwork item 620.

430

Fireplace: Basement

Lennox brand, model Superior D-800.  Opening 40" wide.  Direct vent to side of house.  Electronic ignition.  With Heater blower.  Gas-line, glass doors, grate, and 30" gas logs included.

Hearth

Raised up to 14" (height to be determined by owner).  Tile covered.

Facing

Tile

Mantle

Painted wood.

440

Dryvit

None.

Lamp Post

No.

450

Windows

Windows:  Vinyl;  Milgard brand "Classic Vinyl".  Locations and sizes per attached plan.  Low-E (Cardinal LoE2).  Argon filled.   White.  No grids.   Screens on all operable windows.  Lifetime warranty.

Window Sizes

Size of all windows per plans.  Most main floor windows have a 1'  6"  inch high transom window above the 5' or 4' window.  All transom windows have flat top, unless noted otherwise (some have arch tops).  Tops of transom windows are 8' 2" above floor;  tops of windows without transoms are 6' 8" above flooor (exception:   top of the window in the stairway is 7' 2" above main floor level) 

Dormer Window

Over stairs:  5' wide x 2' high, arch top.  May not appear in plans.

Door transom windows: 

Front door has a 6' wide transom window, arch-top.  French doors in Dining Room have a transom window, arch top.  All other glass doors on the main floor have a 1' 6" transom window, flat-top. 

Grids

None, on any windows.

Mater Bath

Clear windows, not obscure.

Low E

Yes.

450

Sidelights

Front door sidelights.   See item 456.

451

Skylights

If any skylights are shown in the attached plan: Velux brand, FS model; Double glazed glass;  Low-E.

456

Front Door

  Peachtree brand; Style:  Newport II Regal;    Low-E coating;  argon-filled;   36" wide plus two 14" sidelights; 6' 8" high;  Transom window above.  Painted.  Lifetime warranty.  Part numbers:  EL460REG  transom;  sidelights:  14" N15REG;   door:   36" N97REG.   No screen.

Door sill

Chrome

457

Other Exterior Doors

See "Exterior Glass doors" below.

Sills

Chrome

Hinges/HW

Brass, 3-hinge

Exterior Glass Doors

All exterior doors, except front door:   Peachtree brand, Citadel  model.  No grid;   Low-E coating; Argon filled.  Tempered glass;   Painted white.  Lifetime warranty.  Screens on sliders; no screens on hinged doors. 

460

Garage Doors

One 16' x 8'  insulated steel.     One 9' x 8'  insulated steel.     One 6' x 7'   insulated steel (only if golf cart garage is in the attached floorplan).    Brand: Clopay.  Model 4300.  Windows:   sunburst pattern windows in top row of panels (all 3 garage doors). All doors will have keyed double lock bar locks, all keyed alike.

Paint Color

White.

Gar. Door Opener

One opener for the 16' door.  Two remote controls.

Ext. Digital Code pad

Yes

Garage Interior

Sheetrock complete.  Paint: no.  Insulate:  See item 465.

Garage Interior Doors

Steel, solid-core fire door.   Six-panel.  Auto-close.  1-3/4" thick.   20 minute fire rating.   Size per plans.

465

Insulation

Batt

All insulation is batt, not blown.

Ceiling

R-38

Exterior Walls

R-19 (includes furred walls between basement and foundation walls)

Under floors

Cantilevered overhangs: R-30

Garage: Warm walls

R-19

Garage: Ceiling and cold walls

None.

Basement Ceiling

None.

470

Siding: Front

None.

Siding: Sides and back

Cementous Fiberboard.   Hardiboard brand.   Style: Colonial Roughsawn.  6-3/4" exposure (8" total width).   Factory pre-primed.  50-year warranty. 

Building Wrap

Tyvek or equal.

Dryvit Color

None.

Exterior Trim

The exterior trim (fascia, frieze, window trim, corner trim) is identical to that shown in plan 2223 dated 3-8-00.

Facia

Eave fascia: 1"x8" fascia board with 1"x3" fascia trim.

Soffit

Eave Soffit and frieze:   Enclosed soffit.    2"x4" frieze board.

Window Trim, Exterior

1"x4"

Door Trim, Exterior

1" x 4"

Trim Band

1"x4" and 2"x8" trim band around house at main floorline.

Corner Trim, Exterior

1"x4" trim board

Paint

See item 660.

480

Deck

Trex brand

Deck Size

Per plans

Plank size

2" x 6"

Deck Rail

Tempered glass  (clear) panels, 36" high.   Rails, posts, trim, etc  to be Trex.  

Deck Steps

Yes.  42" wide.  Rise 7-1/2"  Run 10".   Landings, if necessary, included.  If two stairs are shown on attached plan, owner will select one of the two locations later, without a price increase.

Deck Color

"Natural"

520

Electrical

Wiring

Copper.  Non-metal sheathing (romex).

Switch & outlet plate color

Ivory.

Switch style

Paddle (also called rocker or decora) style. 

Prewire Phone

Category 5 wiring (four pairs of conductors).   Hub-and-spoke layout (also called "star" layout) not daisy chain .  Hub in Utility room.  Up to four wall plates per floor. Two cat-5 wires run from hub to each wall plate: one wire for phones, the other for computer network.  Each wall plate has one RJ-11 jack (standard six-pin phone jack) and one RJ-45 jack (standard 8-pin computer network jack).  Jack locations shown on attached plan.

Prewire Cable TV

RG6 cabling.  Up to four TV jacks on each floor.  Jack locations shown on attached plan.

Range Wiring

None.

Service

200 amp underground

Basement

Separate 100 amp 40 circuit subpanel in basement.

Outlet, light, and switch locations

Attached plan shows location and types of switches, light fixtures, and outlets.    Not all switches and outlets are shown, due to space limitations: for example, the garbage disposal switch is not shown,  separate switches for bath fan and lights are not shown,  and separate switches for ceiling fan and its lights are not shown.  Requirements in this specification have precedence over the plan.  Locations and quantity of outlets can be changed by electrician to meet code or improve efficiency.  Switch locations can be changed if the electrician desires, but owner must be notfied.  Changes to switch types (dimmer, 3-way) require change order.

Kitchen Outlets

Outlets spaced every 4', or closer, in kitchen.

Exterior lights

Exterior lights will be either wall mounted or recessed in porch ceiling.

Exterior lights on posts

None

Ceiling fans: 

Separate switches for fan and light.  Light on dimmer.  Fan on variable-speed switch.  Some ceiling fan lights (not fans) may be on 3-way switches (one 3-way on/off and one 3-way dimmer).

Doorbell

Yes

Smoke detectors

Electrically operated with battery backup.

Dimmer Switches

Dimmer switches are vertical-slide dimmer switches (with separate on/off swich built-in).  Some may be 3-way dimmer switches.

3-way switches

Some light circuits have 3-way switches.   Some of these may include a dimmer switch, in which case one switch is an 3-way on/off and the other switch is a 3-way dimmer.

Walls Switches

Pantry, linen, and walk-in-closets have wall switches

Exterior weatherproof outlets:

Up to six (two in front; two on each level in back).

Refrigerator Outlet

Refrigerator outlet on dedicated circuit.

Attic

One porcelain fixture with wall switch.

Garage Lights

Will be flourescent lights.

Baths Exhaust Fans

Panasonic brand, WhisperLite model.  Fan and lights switched separately.  Fans vented to outside.  Fan switch is a timer. Material costs taken from light fixture allowance.    Use 70 CFM  (model FV-07VQL) in all locations, except use 110 CFM (model FV-11VQL) in master tub/shower room.

Wiring to deck

6 gauge wire (3 conductor plus ground) to empty junction box on exterior wall under deck. For possible future use, such as hot tub.  Not connected to panel and no circuit breaker required.

Low-voltage kitchen lights

Low voltage (12V) halogen lighting system for under-cabinet in kitchen.  Tresco brand.    Profile 1" or less.  Up to eight 20W halogen lights.  160W transformer hidden (attic, garage, or utility room).  Material cost to be paid from light fixture allowance. Installation included in overall house price.

220V outlets

Utility Room (dryer).  Kitchen (wall oven).   AC.

Alarm System wiring

Alarm system wire (Category 5, UTP) installed in walls.  Contractor does not have to supply or install any component of alarm system. Wires start in a single empty junction box (hub) in utility room.  Wires go to up to four locations per floor (in ceiling corners, for future motion detectors).      120V power wire supplied to the Utility Room junction box.

525

Light Fixtures

 Allowance $3,000 for light fixtures.  Allowance covers light fixtures, ceiling fans, and bath fans.  Labor, installation, switches, outlets, wiring, circuit breakers, etc paid from overall house price.

530

Plumbing

Pipes: DWV

ABS or PVC.  Schedule 40.

Pipes: water supply

Copper, type L rigid pipe.  Lead-free solder.

530

Plumbing - Kitchen

Kitchen Sink

Kohler "Brookfield" : model 5942 (self-rimming) or model 5898-4U (undercounter).  Color Biscut (K96).    Located in island.  Undermount decision will be made after countertop material selected.

Island Sink

Only one sink in the kitchen.  See above.

Kit. Faucet

Kohler K-6352 "Avatar".   Deck mount single hole (don’t use the escutcheon).   Finish "polished nickel".

Cabinets

See item 650.

530

Utility Room

Recessed box in wall for water supply and drain pipes for washing machine.

Utility Sink

Mustee #10 deck mount fiberglass 22" x 25" single basin sink.   Central brass faucet (chrome).

Utility Cabinets

See item 650.

530

Plumbing for Basement wet bar

Sink

Stainless steel sink with high arc faucet.

Cabinets

See item 650.

530

Plumbing: Main floor guest bathroom

Sink - Pedestal

Kohler pedestal style "Chablis" K2081;  color White.  Separation of holes determined by faucet.

Sink in vanity

Kohler self-rimming; style "Pennington" (model 2196); color white.

Faucets

Kohler L-4621 (lever), finish chrome (use for both sinks)

Toilet

Kohler K3422 Wellworth;   Color White; with matching lid (model 4652).

Vanity

Kraftmaid brand.  Model VCD-60.   21" deep x 5'  wide.  Drawers on both sides of sink.   Matte white; raised panels. 

Tub/Shower

Sterling Acclaim (5') model 71090120 (right drain) with three-wall panels.  Color White.   See item 695 for doors.

Tub/Shower fixtures

Moen Asceri Exact-temp model T3431; finish chrome.

Accessories

Moen "36" series, chrome finish.   Paper holder:  YB3608CH;    24" towel bar YB3624CH;  Towel ring YB3686CH (qty: two) ;  Robe hook YB3603CH.

530

Plumbing: Basement guest bath

Toilet

Kohler K3422 Wellworth;   Color White; with matching lid (model 4652).

Sink

Kohler self-rimming; style Pennington (model 2196); color white.

Faucet

Kohler L-4621 (lever), finish chrome,

Vanity

Kraftmaid brand.  Model VCD-60.  21" deep x 5'  wide.  Drawers on both sides of sink.  Matte white; raised panels.   

Tub/Shower

Sterling Acclaim (5') model 71090110 (left drain) with three-wall panels.  Color White.  See item 695 for doors.

Tub/Shower fixtures

Moen Asceri Exact-temp model T3431; finish chrome.

Accessories

Moen "36" series, chrome finish.   Paper holder YB3608CH;  24" towel bar YB3624CH;  Towel ring YB3686CH;  Robe hook  YB3603CH.

530

Plumbing: Basement BDR-4 bath

Toilet

Kohler K3422 Wellworth;   Color White; with matching lid (model 4652).

Sink

Kohler self-rimming; style Pennington (model 2196); color white.

Faucet

Kohler L-4621 (lever), finish chrome,

Vanity

Kraftmaid brand.  Model VCD-60.  21" deep x 5'  wide.  Drawers on both sides of sink.  Matte white; raised panels.   

Shower

Cultured marble base and surround; 7' high.  Color: Kohler biscuit (96).   See item 695 for door.

Tub/Shower fixtures

Moen Asceri Exact-temp model T3431; finish chrome.

Accessories

Moen "36" series, chrome finish.   Paper holder YB3608CH;  24" towel bar YB3624CH;  Towel ring YB3686CH;  Robe hook  YB3603CH.

530

Plumbing for Master bath

Master bathtub

Kohler Seaside 6.  Model 1248-H.   Whirlpool with water heater built-in;   color K96 "biscuit".    Drain K-7161-AF.

Master bathtub surround

See item 640.

Master shower

Glass block walls (south and west), cultured marble walls (north and east).  Size per plans.  Wall heights at least 7'.  Includes two matching soap holders (glued in north-east corner).   Glass block 8" x 8", Pittsburgh Corning brand, style is "Premiere Decora";  Mortar joints (ASTM C270 Type 'S).    Cultured marble color Kohler biscuit (96).

Master bathtub faucets

Kohler roman faucet K-T314-4M.   With handshower "MasterShower"  K-6526.  Transfer valve trim K-9540-4; valve K-301-K.  All items with finish "Brushed Nickel".    Water supply pipes 3/4" ID.

Master sinks

Kohler self-rimming; style Pennington (model 2196); color K96 biscuit.  Faucet determines separation of holes.

Master sink faucets

Kohler K-310-4M.    Finish "Brushed Nickel".

Master shower fixtures

Moen 3-function vertical slide Asceri handshower, model 3847; finish: chrome NOTE: Shower head in master shower positioned so a 6'6" person can fit under shower head.

Toilet: Master bath

Kohler model  K3427 (Highline).  Color Biscuit (K96); with matching lid (model 4652).

Cabinets/Vanity

 Kraftmaid brand.  Color matte white.  Raised panel.   Size: 36" high x 24" deep.  

Vanity countertop:

Formica laminate or tile.

Accessories

 (all Moen):  Toilet Paper holder YB8108CPM;  18" Towel Bar YB8118CPM;  24" Towel Bar  YB8124;   Towel Ring YB8186CPM ; Soap Holder YB8166CPM;  Robe Hook YB8103CPM

530

Mirrors

See item 690.

Toilet Acc.

All toilets equipped with valves and chrome flush handles.

Valves, etc

All necessary valves, diverters, etc needed to support the named faucets and fixtures are included.

530

Water Heater

Rheem model   RHG-PRO-50-40 (50 gallon).  8 Year warranty.  

Sewage can

No

Icemaker

Yes

Soft Water

No

Disposal

InSinkErator model 444

Floor Drain

Yes, in basement

Hose Bibs

Three (locations per plans) with freeze-prevention

Spinkler Line

No irrigation system included except:  (1) irrigation hookup pipe stubs provided near each hose bib;  (2) Single 1" PVC pipe buried under driveway (per plan) for future irrigation; and (3) Three 1" PVC pipes and one 4" pipe buried under front walkway (see plan for location).  All pipes schedule 40.

Mixer Valve

None

Hot water circulating Pump

Yes.

In Floor Heat

No

Garage Drain

No

530

Hoses / Flexes

Stainless steel flexes used for sinks, toilets, ice maker, water heater, and dishwasher.  Ice maker flex minimum 6' long.

Shut-off valve

Shut-off valve for water main at house is solid brass 1/4 turn ball valve.

540

Heating

Furnace

Rheem brand.   Gas.    90% efficiency or better.  90,000 BTU/Hr (input) or greater.  Blower 1,900 CFM (at 0.5 inches of water) or greater.   Direct vent installation.  Lifetime warranty on heat exchanger.   "Classic 90 Plus" model or better.   Model RGRA-09-EZAJ.

Air Conditioner

Rheem brand.  Total capacity 42,000 BTU/Hr or greater (3-1/2 ton).  SEER 12.    10 year warranty on compressor.  Single phase electrical.  Built-in pressure controls and filter drier.   Split system design.  Low pressure line insulated.  Electrical shut-off switch outside near compressor.  Model "Classic XII"  RAMB-042-JAZ.  Compressor located per plans.

Duct Insulation

All ducts insulated.

Trunk lines

Duct trunk lines will be adjacent to walls or beams.

Thermostat

Honeywell Chronotherm III programmable.

Supply registers

Supply registers in all rooms (main floor and basement), except closets, pantries, mechanical, and linen.  All supply registers are operable (can be closed).  Register colors to be selected by owner.  Main floor supply registers in floor or low (2' from floor or lower) on wall.

Return registers

Return registers in all rooms with supply registers, except baths.   Main floor returns are in ceiling or high on walls (8' or higher from floor).  All return registers in basement will be operable.

Duct to garage

Heater supply duct will be installed for future connection to garage (for possible future small workroom in west end of garage).  Duct will be located so future vent will be in garage wall shared with pantry. .

Water Heater

See item 530.

Humidifier

No

Elec Air Cleaner

No

Heat Pump

No

Dryer Exhaust

Exhaust Dryer vent through garage to exterior, per plans.  Vent thru rigid metal or PVC.

540

Gas Piping

Fireplaces

Yes

Water Heater

Yes

Gas Cooktop

Yes

Gas Range

No

Dual Fuel

No

Gas Dryer

Yes

Gas BBQ

Yes  (hookup on deck, per plans)

605

Sheetrock & Texture

Walls 1/2";  Ceilings 5/8".  Garage walls, shared with house:  5/8" type X.  All sheetrock screwed, not nailed.

Moisture Proof

Moisture proof "green" sheetrock near tubs and showers.

Wall Texture

Orange Peel, Fine.  Includes closets, pantry, and  linen.

Ceiling Texture

Orange Peel, Fine

Garage

Complete.   Taped and sanded.  Ready for paint.

Corners

Normal (not rounded) on both  floors; with metal corner beads.

611

Interior Doors

Semi-solid masonite;  6-panel doors.  Three-hinge.  Painted per item 660.

Closet Doors, Hinged:

Semi-solid masonite;  6-panel doors.  Three-hinge.  Painted per item 660.

Closet Doors, Sliding

Semi-solid masonite; flat (no panels).  Painted per item 660. 

Pocket Door

Semi-solid masonite;  6-panel doors.   Painted per item 660.

Hinges

Brass

Door stops

Wall bumpers on all hinged doors.  If wall bumper is not possible, other types of door stops may be used.

Garage

See item 460 for garage interior doors.

612

Closet Shelving

Vinyl coated wire shelving

Master Bedroom

Up to 22' of shelving, including an assortment of double rod/shelf units freesliding, single rod/shelf freesliding, storage shelves, and shoe racks.

BDR 1

Up to 8' of single rod/shelf

Basement BDRs

Up to 45', total,  of single rod/shelf

Linen, main floor

Up to 13' of storage shelves

Linen, basement

Up to 4' of storage shelves

Pantry

Up to 12' of storage shelves.

Utility room

Up to 4' single rod/shelf unit

6101

Interior Millwork

Door Casing

WM-445;   Picture-frame style.  Painted.

Baseboards

WM-618;    painted.

Window trim

WM-445;   Picture-frame style.  Painted. 

Window Jambs, Square

1" x 5" painted (wood, not drywall).   Window sills-stools: project into room approx 1".

Window Jambs, Arched

1" x 5" sill only;  painted.

Stop Molding

WM-946

Stairs

Stair materials (balusters, treads, newell posts, etc) included in overall house price.

Stair Rails (all)

6010 stain

Balusters

5015 paint

Newell Posts

4040 MT stain. 

Starting Steps

None

Rail Turnouts

None

Skirt Boards

None

False Treads

None

Stair Treads

Oak, stained. 5/4".   Polyurethane coated.

620

Chair Rail

Dining Room only.  WM-301.   Painted.

Shadow Box

None.

Wainscotting

None

Built-in Bookcase

Yes, in Great Room on both sides of fireplace.  Maple.  Adjustable shelves.

Entertainment Center

Maple.  Above Great Room fireplace.  Doors in front of TV slide-back out of sight.

Hutch

 None

Crown Molding

Master bedroom only.  WM-47.   Painted.

Beam Ceiling

 None

Coffer Ceiling

 None

Ceiling Trim

 None

Recessed Ceiling

 None

Decorative Columns

Columns on main floor, located per plan.  Approx 12" wide.  Floor-to-ceiling.  Maple, stained.  Baseboard WM-618;  crown mollding WM-47.  Side style recessed panel (similar to Kraftmaid kitchen doors, "recessed panel" style).  Cross section square or 6-sided (bent) as needed so faces are perpendicular to connecting beams.   Beams connecting columns are painted wood.

Waterfall Ceiling

 None

Window Seat

 None

Wood Mirror Treatments

 None

Fireplace Mantle

Maple mantle over great room fireplace.  W/ crown mold detail into tile facing.  Maple columns on both sides of tile, similar to style WM-7.  Mantle on basement fireplace is painted wood.

1/2 Cap walls

Maple caps on the 36" walls near stairway and foyer.

Railing

Yes.  See 6101.

6220

Computer Center

None

630

Hardwood floors

Allowance $7,650.

640

Countertops

Taken from floor allowance below.

Surround:  Master tub.

Tile.  Daltile brand.  4-1/4" x 4-1/4" square tiles.  Backsplash mininum 12" high. 

Surround: other tubs and showers

Acrylic panel surrounds included in tub/shower unit, see item 530.  Taken from overall house price.

Backsplashes

Yes.

640

Flooring

$19,000 allowance for flooring and countertops.  Underlayment, installation, wonderboard are taken from allowance.  Master shower walls (glass block, cultured marble) not taken from allowance.

670

Wallpaper

None

650

Cabinets

$18,000.00 allowance includes installation, pulls, molding, etc.  This allowance is for kitchen, utility room, wet bar, and bath vanities. 

660

Paint

Single color allowed for each of the four paint styles below.  $75 charge for each additional color choice.

Interior Walls and Ceilings

Behr Premium Plus Interior Flat; two coats. 

Interior Trim

Behr Premium Plus Satin; two coats.   Used for:  Bath walls & ceilings;  Utility room walls & ceilings;  All interior painted wood (casings, trim, doors, jambs, sills, balusters, etc.).

Exterior Siding

Behr Premium Plus Flat Exterior; two coats.  This color also used for horizontal house band and vertical corner edge trim.

Exterior Trim

Behr Premium Plus Semi-Gloss Enamel Exterior; two coats.   Used for all window trim, door trim, fascia boards, soffits, frieze boards, and other exterior surfaces that are not siding.

660

Stain

Items in 6101 and 620 stained maple;  stain to match Kraftmaid maple kitchen cabinets, "Honey Spice".

680

Appliances

$1,560.00 Allowance.  Delivery taken from allowance (but installation included in over-all house price).

Stove Vent

Stove exhaust vent Fantech brand, model FR 125.  Fan located in attic. Material cost taken from appliance budget.  Installation labor in overall house cost.

685

Door Hardware

Front door doorknob

Schlage model F360;  exterior handleset style = Plymouth;  interior style  is "Accent" levers; finish  620 (antique pewter).  Lifetime warranty on finish.

Doorknobs, other than front door

Schlage.  Bathrooms and bedrooms use model F40, halls/closets use model F10, exterior doors use model  F51, with deadbolt.  Style is "Accent" levers; finish is 620 (antique pewter).

Keys

All exterior door locks (knob and deadbolt) keyed to use same key.

Front Door Kickplate

Yes.

685

Address Numbers

Yes

690

Mirrors

Bath mirrors: full width of vanity; bevelled; at least 42" high.  No mirror for pedestal sink in powder room.   No cut-outs.

691

Glass Shelves

None

692

Cab. Glass doors

Will be taken from Kitchen cabinet allowance.

695

Shower Doors: Master

If the attached plan requires a door:  Silver frame, frameless doors; clear glass (not frosted).  Slider.

Shower Doors:  shower/tub combos

Sterling model SP5325-55 (clear glass; no pattern; silver frame).

Shower door: BDR 4

Clear glass; hinged door; frameless door.  silver trim.

720

Landscaping

None.

740

Gutters

Seamless alluminum.  Shape: K-style.  Size: 5".  Thickness: 0.027"    Cover entire front of house (east side) and entire back of house (west side).    Color to be selected by owner from standard color choices.  2"x3" aluminum downspouts.  Hidden hangers (not spike and ferrule).

750

Fencing

No

7511

Central Vac

No

7514

Security

No.  However, see 520 above for installation of wiring for future alarm system.

7520

AV System

No