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22D-101 Basic Scope of remodelingScope of Remodeling General Scope Contractor shall take all permits and manage all subcontractors and related work to final completion and CO. Review all sections to clarify complete scope required. Demo and construct all walls, floors and ceilings to meet the intent of the plans. Reinforce floors as indicated and modify framing as needed for trades to accomplish the plans intent. Plumbing, HVAC, Plumbing and Gas installers are to cut their own holes as require without compromising the structure. Remove and save interior casings at exterior walls, remove old insulation and seal with non-expanding foam. All existing open exterior walls will be air sealed and have Roxul tightly installed to full depth. All open bathroom and bedroom walls are to be filled with 3 ½” Roxul for sound attenuation. All ceiling penetrations are to be air sealed before replacing existing insulation, cap with dense pack below plywood floor and loose blow 16” over the remaining open attic with proper vents. Install ½” drywall and patch and repair all walls and ceilings as needed with 3 coats finished smooth for paint finish. Install and long length Red Oak strip wood flooring with 3 coats oil based finish except at the bath. Verify final coat sheen with owner. Install reused and or new doors as needed, properly shimmed and firmly secured with new or reused latch sets. Reuse existing trims and supplement as needed. Install only after two coats of trim paint, fill all holes. Install owner provided door stops, robe hook, towel bars toilet paper holder and tooth brush holder. Paint all surfaces with three coat of quality eggshell paint Pittsburg, Benjamin Moore or equal. Colors selected by owner. Assume ceiling white on all ceilings, one color trim through and one color per room including closets. Contractor to remove all debris and legally dispose of. Spaces to be kept broom clean daily. Final cleaning to include all glass surfaces washed, tile and wood floors cleaned, walls wiped and excess materials removed. Any damaged to the lawn is to be filled with loam, raked level and seeded with starter mix. Kitchen Furnish and install cabinets including hardware under allowance. ($5500.00) Furnish and install granite counters in four locations including two piece stepped island with back and side splashes. Verify edge profiles and corner details with owner before fabrication. Assume bull-nosed for pricing. Loose splashes. Furnish and install an under-mount sink and deck mount faucet under allowance. ($600) Sink mounting and faucet hole by granite installer. Granite material allowance ($60.00 per sqft) Check all site dimensions before ordering cabinets and counters. Contractor to accept delivery inspect and install stove, refrigerator and microhood provided by owner. Contractor to install required microhood venting. Note do not interfere with future 2nd floor finish. Bedroom Create new exterior door opening and furnish and install door and latch set under allowance. ($400.00) Build closet with 1 – 14” PG shelf and hanging rod with center support. Hallway Install two flush headers in enlarged openings. Create linen closet and install 5 – 16” PG shelves on KV brackets at each side. Assure nailers are in place. Living Room / Front Entry Cut back stair walls as noted and build new 2nd floor stair opening. Size to fit to bearing wall and entry. Furnish and install a completely finished stair with PG skirts and risers and Red Oak components. Install owner supplied wall mounted coat rack where directed. Bathroom Install ½” Durrock or equal underlayment on floors and walls receiving tile finishes. Install tile floor and wall tiles material only allowance of $2.00/ sqft excludes prep, installation and grouting. Shower walls to be tiled to ceiling except angled wall to 7’ with solid surface cap. Toilet wall to full height. Shower to include a 12” x 14” x 4” niche framed into toilet wall above towel bar location centered in shower opening. Shower to include 12” solid surface bench, verify with owner before installation. Solid surface shower materials to be provided by contractor, color approved by owner before fabrication. Remaining walls to be painted three coats with moisture and mildew resistant paint, color selected by owner. Three towel bars, toilet paper holder and tooth brush/cup holder provided by owner installed by contractor. Furnish and Install two 30” vanity base cabinets with a two bowl solid surface top allowance. ($1000.00) Furnish and install two lavatory faucets under allowance. ($400.00) Furnish and install one comfort height elongated toilet under allowance. ($500.00) Furnish and install a pressure balance shower valve, diverter, one standard shower head above valve and one rain head centered over the shower area, values and fixtures under allowance ($1000.00) All additional plumbing components and accessories needed to be provided for normal installation are by the plumber. Rear landing and steps Build 4’ x 4’ platform of 2 x 6 PT set on 4 x 4 post atop 8” concrete sonotubes to 4’ below grade. Build steps to grade with 2 x 12 strings at 16” centers, 12” treads and closed risers to grade as needed. Stringer set atop 8 x 8 x 16 solid blocks or equal. Steps and decking to be 5/4” x 6” PT decking spaced ¼” and fasten with deck screws. Build rails and guards at both sides and fasten post with bolts. All connections and fasteners to meet code. Attic After electrical, install ¾” T&G sturdifloor beginning one joist bay right of the new stair opening to the left house gable and from the front to rear house exterior walls screwed in place. Create an insulated cover using themax ISO insulation in layers 4’ wide to a minimum R-30 with 6” raised sides to allow skirt extension, hinge at front end and gasket for an air tight fit. HVAC Remove existing obsolete equipment and ducts. Cement open flue collar. Install complete new high efficiency direct venting warm air heating and cooling system, Provide manual “J” calculation, duct layouts and equipment specification. Plumbing Remove and install all necessary piping to meet the intent of the plans. Install all fixtures and related items necessary to complete plumbing work as needed. Gas Remove and install all parts and piping to modify the gas piping to meet the project needs including code required updates. Electric Remove and install all wiring and devices as required by plan including all LED recessed lighting with airtight cans, switching including dimmers as noted. Use only good quality devices. All ceiling boxes are to be fan boxes for possible future fans. Rewire kitchen and bath with GFCI devices to meet all code enforcement requirements. Furnish and install Panasonic whisper green fan with ducting and roof cap. Provide 30 min electronic fan timer. Furnish and install one wet location shower light and switching. Provide cut sheets to owner. Provide LED pluck lighting below three upper cabinets with s3 switch at each end. Provide cut sheets to owner. Provide and install a 2’ fluorescent strip in the master closet with switch. Install owner provided all basic decorative light fixtures. Three ceiling and one wall sconce. Provide three way switching to attic keyless for future 2nd floor stair lighting. Provide two 2” conduits for future 2nd floor circuits. Cap at both ends and mark future. Provide complete interconnected heat, smoke and CO detection system to current codes. Update to arc-fault circuits as required by code enforcement Provide telephone outlet in the kitchen and master bedroom. Provide outlet and cable feed for flat screen TV and router location TBD. Provide additional outlets per plan and as required by code enforcement. Provide all electrical changes required to facilitate a new HVAC system, line and low voltage. Revise electric panel as required. Options Replace existing and new interior doors with structured core 5 panel Masonite doors. Verify style with owner. Leave interior casings at exterior walls in place with no air sealing enhancements. Please provide cost cutting option as practical for owner’s consideration.