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25 Pleasant Street Reno_04-26-13FINAL Outline Specifications for Use by Wright Builders Inc. only (copyright 2013) Wright Builders, Inc. 48 Bates Street – Northampton, MA 01060 Phone – 413-586-8287 Fax – 413-587-9276 Customer Name: Joe Blumenthal Date: April 26, 2013 Customer Address: TBD Phone #: Job location: 3rd Floor, 25 Pleasant Street, Northampton Job Phone: Project Manager: Mark Ledwell Foreman: Jim Small All systems and materials are expected to meet 2013 Energy Star performance standards Version 3.0 as applicable and current applicable Massachusetts State Building Code(s). Notice to Vendors: Wright Builders prefers to purchase products that contain tropical wood only if they are certified according to the guidelines of the Forest Stewardship Council (FSC). Please provide the country of manufacture of each product you expect to supply to us. Also please provide a list of FSC-certified products you can supply. Notice to vendors and subcontractors: Vendors and subcontractor shall provide pricing breakdown (material and labor), required company certifications and/or registrations & detailed product information at time of quotation in such a way as to comply with federal standards for tax credits and utility documentation requirements for rebates. All contractors are expected to furnish samples, MSDS, and manuals as appropriate. Set up, start up and maintenance requirements of equipment are to be provided to customer with briefing & operation instructions as needed. All products and installation are guaranteed for one year from substantial completion. All terms of Wright Builders, Inc. contract with the customer apply to all subcontractors and supplies. NOTE: Items in “italics” indicate suggestions but not yet confirmed selections by owner. 1000 GENERAL CONDITIONS 1300 Building Design (Design by owner) Office costs, etc. 1302 Admin/Building Permits/Trash Removal Permits and fees as noted, rubbish removal, general expenses, all purchases and services not subject to Mass. State Sales Tax. Permits and Fees ___x__ Building Permit __x___ Plumbing Permit by Sub ___x__ Electrical Permit by Sub __x___ Demo Permit ___x__ Smoke Detector Inspection Fee – By Owner 1500 Temporary Services Provide temporary services (including fuel & temporary power) consisting of: x Temporary toilet (Port a Potty) 1700 General Labor – Site Preparation/Mobilization Labor Miscellaneous general labor, clean-up, hauling, etc. 1740 Final Cleaning ___x__ Clean & Wipe interior & exterior of cabinets __x___ Wipe Wall & Trim __x___ Clean & Wipe Counters & Shelves __x___ Broom Cleaning __x___ Vacuum __x___ Damp Mop Floors x Wipe Plumb Fixtures 2000 SITE CONSTRUCTION and DEMOLITION 2220 Demolition Remove existing floors, walls, ceilings, roofs, etc., to facilitate construction. Existing Driveways Reasonable care is taken to minimize damage to existing paving, but condition of paving at end of job cannot be guaranteed. 5000 METALS 5100 Structural Steel Metal joist hangers per plans or as required by Code. 6000 WOOD & PLASTIC 6100 Rough Carpentry Sub Labor Subcontracted rough and finish labor to complete structure. Include all pneumatic nails to fit your equipment. Rough Labor -- All labor to bring project to a weather tight shell with exterior doors and windows installed and shimmed including all exterior trim, blocking and housewrap Vicor or equal around windows and doors, installed, but excluding roofing. Cut and frame in all chimney openings, chases, hearth cut outs, scuttle holes and related or similar work. Work includes patching subfloors, ready for underlayment. All cutting and reframing to be ready for drywall, required by the intent of the plans, specifications or documents are to be included. NOTE: All framing is to meet or exceed 2013 Energy Star Version 3.0 requirements as appliciable. 6102 Rough Carpentry Labor Miscellaneous rough carpentry labor specifically assigned to WBI. 6101 Rough Carpentry Materials Miscellaneous Materials Miscellaneous materials not covered in other sections. Floor Framing – NIC Floor framing to be #1 and #2 KDS with built up timbers as required. Nailing per code, and joist hangers where not supported from below. Ceiling Framing – Per Plan Ceiling joist to be #1 and #2 KDS with nailing as per code and joist hanger where not supported from below. Size Spacing 2 x 4 16" O.C. 2 x 6 16" O.C. Plywood Subfloor/Underlayment Sub floor glued and nailed to joist per code and according to schedule and good construction practice. Use Material Adhesive Supplied By Installed By NOTES Vinyl Underlayment over existing flooring ¼” underlayment multiply or equal None Vinyl Installer Vinyl Installer Patching sub floor by Framer Roof Sheathing – For roof access, patch Blocking Location Size Block Height to top of block Base Cabinet 2x N/A Wall Cabinet 2x4 58” Medicine Cabinet 2x4 RO Bathrooms 2x12 40” O.C. Drywall Prep 2x All corners, walls and ceiling Scuttle Hole & Access Panels Provide framed openings for all designated and code required access panels. Locations and preparation for finishes and insulation. 6200 Finish Carpentry Sub Labor All labor to bring project to complete finish or as necessary including baseboard, casing, sills, aprons, built-ins, window seats, stairs, rails, wall caps, mantels, cabinets, vanities, counters, vanity tops, interior doors, door hardware, stops, bath accessories, wood closet shelving and rods, and any interior wood and wainscot or ceilings. Install underlayment per Section 6172. 6202 Rough Carpentry Labor Miscellaneous rough carpentry labor specifically assigned to WBI. 6400 Architectural Millwork Interior Trim Jamb type Double rabbetted Baseboard size and type 3- 1/2” Poplar, Flat Casing size and type 2-1/2” Poplar, Flat Stool type 1x4 Poplar Plinth Block Match Existing as required Casing corner blocks Match Existing as required 6410 Cabinets Kitchen Cabinets – Under allowance Plan to be prepared showing details, crown molding, soffit configuration, clearance requirements at trim, and to be coordinated with framing. NOTE: Wood cabinetry materials are subject to seasonal movement and change. All products will expand and contract and are subject to trade tolerances. NOTE: Cabinet hardware can cost from $3.00 to more than $25.00 per piece. We include an allowance of $5.00 per piece until a final selection is made, at which time pricing will be adjusted through a change order. Manufacturer Kraftmaid Door Style Full Overlay Wood Species Maple Finish Natural Hardware Type TBD Hinge Type TBD Other Plywood Box Bath Cabinets – Under allowance Plan to be prepared showing details, crown molding, soffit configuration, clearance requirements at trim, and to be coordinated with framing. NOTE: Wood cabinetry materials are subject to seasonal movement and change. All products will expand and contract and are subject to trade tolerances. NOTE: Cabinet hardware can cost from $3.00 to more than $25.00 per piece. We include an allowance of $5.00 per piece until a final selection is made, at which time pricing will be adjusted through a change order. Lower Level Bath Manufacturer TBD Door Style Full Overlay Wood Species Maple Finish Natural Hardware Type Allowance $5.00 ea. Hinge Type Standard 6415 Counters Kitchen Counters – Under allowance All counters to be set in place with silicone by finish carpentry, or screwed down neatly, caulk and tool backsplash and sidesplash as needed. Exposed silicone will be visible. Material Plastic Laminate Type: Back Splash TBD Type: Side Splash TBD Color TBD NOTE: Field seaming may be required to accommodate shipping and handling requirements. Bath Counters All counters to be set in place with silicone or screwed down neatly caulk and tool backsplash and sidesplash as needed. Material Swanstone Back Splash Integral Type: Back Splash TBD Type: Side Splash TBD Color matrix Bowl solid color integral 7000 THERMAL & MOISTURE PROTECTION Insulation Seal all gaps, and holes to unconditioned space with caulk or foam prior to insulation installation. Notice to vendors and subcontractors: Vendors and subcontractor shall provide pricing breakdown (material and labor), required company certifications and/or registrations & detailed product information at time of quotation in such a way as to comply with federal standards for tax credits and utility documentation requirements for rebates. NOTE: All insulation work is to meet or exceed 2012 Energy Star Version 3.0 performance standards as applicable. NOTE: Insulation installers are to assure that AIR BARRIERS are fully aligned. See examples below: Walls: Walls behind showers and tubs Attic knee walls/Sloped Attics Skylight shaft walls Staircase walls Ceilings: Dropped ceiling/soffit below unconditioned attic Sloped ceilings All other ceilings Exterior Walls - NA Exterior walls to receive Class I cellulose fiber insulation with vapor barrier. Double 2x4 Walls R Value 2” flash coat w/closed cell foam & fill with dense packed cellulose R-36 Flat Ceilings – At New Work ONLY Flat ceilings to receive blown cellulose insulation with poly vapor barrier. "Proper-Vent" all vent spaces for continuous air flow. Type and R value Blown cellulose insulation R-38 NOTE: No blown fiberglass. Scuttle Holes – If required Insulate all scuttle holes and access panels with rigid insulation and weather strip openings. Type and R Value 4" R-Max R30 using three 2" pieces laminated together Pipe Chase, Vent Ducts Wrap all ducts that are vented to the exterior with insulation duct wrap and tape joints. ROOFING 7310 Roof Material – Patch for new vents ONLY 7900 Caulks/Sealants/Adhesives Interior: Latex or paintable silicone Liquid Nails or equal or as required by floor sheathing specifications, when gluing subfloor to joists Elmers or equal when gluing underlayment to subfloor Magnum 44 glue or approved equal for Advantech sheathing 8000 DOORS & WINDOWS 8250 Interior Door - Alternate Bed Room Doors Material solid structure core hardboard Brand JeldWen Pro-core Style 2 panel Cambridge smooth Jamb Double rabbetted P.G. 8700 Finish Hardware Bed Set - Alternate All hardware to be standard bored-in type. Brand Schlage Series Residential-F40N/ privacy lock set Style Flair Door Handing verify in field Finish #605 bright brass Backset 2-3/8” Other Hardware Door stops Ives basemount #064 brass or hinge type #070 brass or equal 9000 FINISHES 9200 Plaster/Drywall 9250 Drywall Completely review Section 6172 – Subfloor/Underlayment/Backer for additional responsibilities for this work. Walls All new interior walls and surfaces to receive ½” standard drywall taped with three coats and finished smooth ready for paint by others. This work is not typically painted unless specifically indicated here and in the painting section. Installer will be responsible for repairs around outlets, switches and light boxes as needed. Ceilings All new ceilings to receive ½” standard drywall taped with three coats and finished smooth ready for paint by others. Bath Interior of all bathrooms to receive ½” drywall walls, and ceilings taped with three coats and finished smooth ready for paint, except as noted below. Fill around fiberglass tub/shower units with Durabond and flat tape smooth and ready for paint. Ceilings ½” standard drywall Walls ½” MR Drywall Note: Cement board or equivalent moisture-resistant backing material installed on all walls behind tub and shower enclosures composed of tile or panel assemblies with caulked joints. Paper-faced backer board shall not be used. 9650 Vinyl Flooring Vinyl material allowance at $25 per yard plus prep, adhesive and labor. See Section 6172 for underlayment requirements. Locations: Kitchen and Bath Per Plan NOTE: Some vinyl floor and vinyl tile floors require applications of finish and/or sealer after installation. These products and services are not included in the installation cost. Paints & Coatings NOTE 1: Paint new and disturbed surfaces corner to corner unless otherwise noted. NOTE 2: For all painter’s work, regardless or source, sheen levels noted in our specs prevail regardless of who is providing the painter’s work. No performance or appearance guarantee is available for other sheens or finishes. NOTE 3: If some or all of the scope of painter’s work is provided by owner or owner’s contractor, please note that all manufacturer’s painting requirements must be met in order to preserve the value of the product’s warranties. All doors and windows must be properly and completely sealed, including all coats of finish application on all faces of doors and windows. Seal inside of boring on doors. NOTE 4: Wright Builders has no warranty responsibility for work it does not furnish. Should drywall repairs require painter’s work, and painter’s work is not part of Wright Builders contracted scope, there will be no compensation for repainting. NOTE 5: For owner supplied painter’s work, drywall surfaces are considered acceptable and accepted by the owner when paint is applied. 9920 Interior Painter Work Interior Doors – New work ONLY Follow manufacturer’s recommendations, utilizing VOC free Benjamin Moore Eco Spec or equal standard range of colors for paint or Zip Guard or equal for water based stain. Fully finish all edges. Advise contractor if clearances insufficient prior to application of finish. Prime Factory Finish 2 coats acrylic Sheen Satin Color Interior of Windows - NIC Follow manufacturer’s recommendations, utilizing VOC free Benjamin Moore Eco Spec or equal standard range of colors for paint or Zip Guard or equal for water based stain. Coat all edges. Advise contractor if clearances insufficient prior to application of finish. Prime One coat acrylic Finish 2 coats acrylic Sheen Satin Color White Interior Walls – New work ONLY Interior walls and ceilings receive prime and finish coats, utilizing VOC free Benjamin Moore Eco Spec or equal, in manufacturer’s standard color range. Prime One coat acrylic Finish 2 coats acrylic Sheen Flat (no option) Color 4 colors (only 1 color per room) Interior Ceilings – New work ONLY Interior ceilings receive prime and finish coats, one color throughout, utilizing VOC free Benjamin Moore Eco Spec or equal, in manufacturer’s standard color range. Prime One coat acrylic Finish 1 coats acrylic Sheen Flat (no option) Color Ceiling white Casings, Baseboard - New work ONLY Casings, baseboards and miscellaneous trim including windows to receive prime and finish coats utilizing VOC free Benjamin Moore Eco Spec or equal in manufacturer’s standard range of colors for paint or Zip Guard or equal for water based stain. Prime One coat acrylic (Benjamin Moore “Fresh Start” or equal) Finish 2 coats acrylic Sheen Satin Color 1 color only 10800 Toilet, Bath and Laundry Accessories 10820 Toilet & Bath Accessories Installed by Contractor Item Bath 1 Bath 2 Towel Bars (2) Furnished by owner Paper Holder (1) Furnished by owner Mirror Furnished by owner Size: Size: SS Surface Medicine Cabinet Furnished by owner Grab Bars Furnished by builder Robe Hooks Furnished by owner Shower Door NIC See section 15404 Flange Mounted Shower Rod By owner 10830 Laundry Accessories - NA 11000 EQUIPMENT/APPLIANCES 11450 Appliances Not included unless otherwise stated. Owner to furnish, inspect, accept and receive appliances, ready for installation. WBI will assist in the installation of the owner’s appliances: as in install them level, square and secured. Owner and owners vendor are responsible for manufacturers suggested adjustments for final installation(s). Notice to vendors and subcontractors: Vendors and subcontractor shall provide pricing breakdown (material and labor), required company certifications and/or registrations & detailed product information at time of quotation in such a way as to comply with federal standards for tax credits and utility documentation requirements for rebates. x Freestanding Refrigerator (ice maker) x 30” Stove (Electric) x Micro hood x Dishwasher x Disposer by plumber x Washer x Dryer (Electric) NOTE: ALL SELECTIONS MUST BE CONFIRMED PRIOR TO FINALIZING KITCHEN PLANS. OWNER RESPONSIBLE FOR RECEIVING APPLIANCES, INSPECTING AND DISPOSING/RECYCLING OF BOXES AND PACKING MATERIALS. 13900 Fire Suppression System see 15300 - NIC 15000 MECHANICAL NOTE: Existing heating system to remain NOTE: We work to provide our customers with the clearest information available. However, Massachusetts has a proprietary testing and approval process for plumbing products, and although many products are approved, not all are. Many well known brands and manufacturers simply do not go through the processes required. It is possible that a particular product that you may select may not have been approved, and if it is rejected by the local inspector, the customer will have to select an alternative product and pay any difference in cost between the items, as well as any shipping or restocking charges. Of special concern may be specialty products or unique items. Vendors have some additional information, and there are websites that you can check but the information may not be up to date. We regret this inconvenience. NOTE 1: All mechanical and electrical contractors are expected to meet all local and state fire stop requirements, associated with the cuts required for this work, including providing and installing fire caulking, sheet metal closures and other approved procedures. NOTE 2: Please review Section 1203 for temporary services which are included in the scope of this trade. Before rough inspections, the mechanical/electrical rough is required to be completed including but not limited to all wiring, piping and duct work from below slab through the siding or roofing with all equipment in place and completely tied in and tested. Deviations will not be accepted. Plumbing flanges will be installed by the roofer while roofing. Plumbers will use these locations to vent plumbing/radon. Any other roof caps must be provided in advance of roofing. If extra roofing changes are incurred for return trips, this will be the responsibility of the mechanical contractor. Notice to vendors and subcontractors: Vendors and subcontractor shall provide pricing breakdown (material and labor), required company certifications and/or registrations & detailed product information at time of quotation in such a way as to comply with federal standards for tax credits and utility documentation requirements for rebates. 15300 Fire Sprinkler System – Alternate for stand pipe ONLY to NFPA 14 Standard 15400 Plumbing Fixtures and Equipment NOTE: Plastic (PEX) and CPVC water piping and fittings are a state approved and acceptable practice. These help contain cost and as a practical matter protects against aggressive water. All piping is to be securely fastened and neatly aligned. Kitchen Sink, Faucet, Dishwasher, Disposer, Icemaker Install sink with faucet and spray, dishwasher connections. Install disposer with necessary piping. Install water piping for icemaker. Sink: Manufacturer Houzer MD-2309-1 undermount single bowl Faucet Delta 4380-DST. Disposer: Manufacturer Insinkerator 333, 1/3 HP Exhaust Ducting: Mechanical Contractor to furnish and install appropriate exhaust ducting including wall cap to accommodate exhaust hood or down draft stove by WBI Laundry – Washer Valve Install washer valve and reinforced stainless steel washer hoses. Washer Valve Symmons 600 recessed OPTION: Install washer pan and drain to the basement to sump or utility sink if available or open if not. NOTE: Specify access locations for shutoffs where washer/dryer is in a confined space. Bath Rooms Note: See section 7200 for insulation requirements needed prior to shower and tub installations. Full Bath Toilet: Manufacturer Gerber Model Avalanche Bowl Type Elongated Seat Bemis Wood Composition Color White Lav: Manufacturer Composite by builder Size Color White Faucet Delta Lahara 4” center 2538 Tub/Shower: Manufacturer Aker OR Aker Model GB60 1 piece TS4-3260 4 pieces Size 60”W x 34 ½”Dx73 ½ H 60”w x 32”D x 76”H Color White gelcoat white Gelcoat Valve Delta Lahara R10000 T14438 trim ½ Bath Toilet: Manufacturer Gerber Model Avalanche Bowl Type Elongated Seat Bemis Wood Composition Color White Lav: Manufacturer Composite by builder Size TBD Color White Faucet Delta Lahara 4” center 2538 Misc. Plumbing Install water for ice maker 15480 Domestic Hot Water Heating System - Existing 15900 Thermostats – One Zone - Existing 16000 EL ECTRICAL 16200 Basic Electrical & Wiring Electric NOTE 1: Regardless of plans and specifications, all code required items or corrections must be included. Electric NOTE 2: All mechanical and electrical contractors are required to meet all local and state fire stop requirements, associated with the cuts required for this work, including providing and installing fire caulking, sheet metal closures and other approved procedures. Before rough inspections, the mechanical/electrical rough is required to be completed including but not limited to all wiring, piping and duct work from below slab through the siding or roofing with all equipment in place and completely tied in and tested. Deviations will not be accepted. Electric NOTE 3: Please review Section 1203 for temporary services which are included in the scope of this trade. Electric NOTE 4: Owner to pay for electricity for construction work. Notice to vendors and subcontractors: Vendors and subcontractor shall provide pricing breakdown (material and labor), required company certifications and/or registrations & detailed product information at time of quotation in such a way as to comply with federal standards for tax credits and utility documentation requirements for rebates. Service Disconnect, remove, refeed and rewire as required by remodeling. NOTE: All new or modified circuits to be properly labeled for future identification. Service Size Existing Panel Size Existing Washer/Dryer Provide outlet for dryer, rigid ducting where feasible, with Nutone vent with self-closing wall damper, 110V outlet for washing machine. Dryer Outlet Volts 220 Damper Color Black Temporary hook up No OPTION: for plumber supplied electric valve shut off 16140 Switches, Outlets, Dimmers (Allowance) Single Pole Switches Single Pole Dimmers (substitute at finish for additional cost) Three-way Switches Three-way Dimmers (substitute at finish for additional cost) Four-way Switches Paddle Fan Boxes _____ Duplex Outlets ______ Color Ivory Type Standard Furnish layout and locations sufficient to satisfy local applicable codes and inspections. Items specifically called out in other sections are not included above. GFI/Arc Fault Circuits Install GFI outlets per plan, code and per minimum requirements indicated below. ARC fault circuits per code. Arc Fault Circuits Per Code Heating Controls - Existing 16400 Low Voltage Wiring – NIC NOTES: All connections wiring via “home run” to low voltage panel All mechanical and electrical contractors are required to meet all local and state fire stop requirements, associated with the cuts required for this work, including providing and installing fire caulking, sheet metal closures and other approved procedures. All low voltage wiring is the responsibility of the electrical contractor unless otherwise noted. Verify need or door bell, intercom, stereo or other. Tel-CAT5E w/ RJ11 termination Computer CAT5E w/ RJ45 termination in common box with phone. CATV location with RG6 cable Door Bell (2) with transformer and $80 chime allowance Ivory Device Color 16500 Ligh ting Fan/Light Locations Supply and install exhaust fan as indicated on drawings with rigid aluminum duct and spring-loaded exterior wall cap. Wrap all ducting with insulation or use standard insulated flex to be installed by HVAC Contractor. Notice to vendors and subcontractors: Vendors and subcontractor shall provide pricing breakdown (material and labor), required company certifications and/or registrations & detailed product information at time of quotation in such a way as to comply with federal standards for tax credits and utility documentation requirements for rebates. Location Type NOTE: Nutone and Panasonic fans are rated for continuous operation and wet locations with GFCI circuit and IC contact. Full Bath Panasonic FV-11VHL1, 110 CFM, 1 sone, fan/heat/light/nightlight with model 62 –60 minute Timer with 2 rocker switches with separate model 61 –15 minute timer for heat unit (NOTE: Fluoresce Light) Half Bath Panasonic FV-08VQ3, 80 CFM, l.3 sones, fan only with model 59 – 60 minute timer Recessed Lighting - Allowance Furnish and install recessed light locations with bulb and downlight trim with thermal protection as required by code. Confirm all clearances and insulation conditions prior to installation. NOTE: Air-Loc airtight housings and related trim are required at all locations. NOTE: It is recommended that fluorescent and energy efficient lamps and fixtures be used. No. of Lights per plan Manufacturer Elite Style Housing B6IC Trim B631-WH Bulb 75W R-30 Size 6” Under Cabinet Lighting NOTE: Qty 3 in kitchen on new homes if none is shown on plan. Fluorescent Local Control Unit Size per plan No. of lights per plan Utility Fixtures – NIC Install ceramic keyless fixture with bulbs/lamps in utility locations and as indicated on plan with switch at location. Location # of Fixtures Storage per plan Surface or Decorative Light Fixtures - By Owner Install light fixtures and bulbs/lamps furnished by Owner as indicated on drawings. NOTE: All customers are strongly urged to choose from a wide range of fluorescent and other energy efficient fixtures available. No. of Light Openings per plan 16600 Sound & Video - NIC 16700 Security & Fire Alarm Systems – By Owner 16701 Smoke Detectors – By Owner Hard wired smoke detectors with battery backup in house and heat detection in garage if applicable. Final quantity and layout to be verified by fire safety office. Meet requirement of the latest version of the building code. NOTE: with direct vent boiler or furnace, hard-wire carbon dioxide detector adjacent to heating unit and additional unit in the bedroom area. Smokes per plan Heat per plan CO As required by plumbing code for direct vented gas equipment Verify counts End of Specifications Revised April 26, 2013 RC