Specifications
GENERAL CONDITIONS
These specifications describe the work to be performed or work that has already been completed for the six condominiums or three two families that make up Beaver Meadows Estates. Also included in the condominium is one 40 x 100 barn located back in the wooded area and accessed via a dirt road between units 4 and 5.
Beaver Meadows “The Contractor “is a separate entity that is building the project out for the property owner and should not be confused with the development name or the Association name which is Beaver Meadows Condominium Association. As such the contractor shall provide all necessary materials and labor to construct the residences as per the house plans and site plans associated with the project. The six residential units, and the 40 x 100 foot barn will be built upon 86 acres that is owned by the Association. The duplexes shall be completed in accordance with the following specifications.
EXTRAS AND CREDITS
Any deviation from these specifications involving an extra charge or work not previously agreed upon must be documented in writing between parties before the changes can be made. A 100% non-refundable deposit, payable upon signing the change order for each specified change must accompany all changes or custom requests.
PERMITS
Permit fees will be paid by the developer. Most minor changes to the layout and cosmetic changes will not require additional permitting.
EXCAVATION AND GRADING
All site work will be done in accordance with the site plan and septic plans. Homeowners have the option of maintaining their own limited common areas.Contractor is responsible for seeding all loamed areas one time.
UTILITIES
Electric and Cable will be supplied to each home via underground conduit. Homeowners have the option to contract with whomever they want for electricity and cable. Electric poles will be installed along path going to the barn per the site plan.
PROPANE
320 lb. In ground propane tanks will be installed for each unit. The tanks are owned by Eastern Propane and will be the supplier of propane. Owners typically have the option of changing delivery companies and can do so at their own cost. Propane will be used for home heating, hot water, and stove.
WALKS AND DRIVES
Driveways and private way will be paved. Walkways from driveway to front step to be brick pavers
WELL & SEPTIC
Water shall be supplied by a common well that will supply all units.Water will meet minimum standards for potability as required by the state of New Hampshire and includes a well test per state regulations.
Sewerage shall be disposed of by way of a Presby Environmental Septic System which meets the approval of the State of New Hampshire Department of Environmental Services. Each duplex will have its own septic field and each unit will have its own septic tank, so two-unit owners will be sharing the septic field but have their own 1,250 gallon concrete septic tank. Septic fields and tanks are common areas so they are managed as an entirety by the Association. The systems have been designed and will be installed for many years of uninterrupted service.
FOUNDATION
Footings shall be 8” by 16” and poured with 3000 psi concrete mixture with two rebars running parallel throughout.
Walls shall be 7’-10” high and poured with 3000 psi concrete 8 inches thick.
Foundation walls to be coated with WatchDog H3 waterproofing membrane
Perimeter drains will be installed on the perimeter of the foundations and daylighted away from the foundation to ensure no water infiltrates the basement. If its not feasible to daylight the perimeter drain the contactor has the option to install a sump pump.
Units 3,4,5,6 are walk out basements. Cellar floor shall be four inches thick with 3000 psi concrete mix, installed on clean sand or crushed stone.
LAUNDRY
Can be installed on the second floor in the game room, or in the basement at no additional cost.
FRAMING
All work shall be done in substantial conformity to the plans and specifications
Carrying beam shall be 3 2X10s set on lally columns.
Sills shall be 2×6 P.T.
Floor joists shall vary throughout depending on distance and load
Floor decking shall ¾ inch Advantech.
Exterior walls shall be 2×6 studs, 16” on center.
Interior walls shall be 2×4 studs, 16” on center.
Ceiling joists as per plans.
Rafters shall be as per plans, and sized for current snow load regulations.
Demising wall to have 5/8 gypsum board on both sides for fire protection with 7 inches of insulation
Exterior walls shall be sheathed with zip system.
Roof sheathing shall be ½ inch plywood or zip system.
Decorative eyebrows with metal standing seam over garages and first floor den window
Roofing shall be fiberglass shingles with ice and water shield covering the first 6 feet of the roofline to protect from water backup.
Roof shall be vented at eves and ridge.
SIDING
Siding shall be vinyl. Standard color from builder’s selection. Siding to match closely to the front elevation of the building plan
EXTERIOR WINDOWS AND DOORS
All windows shall be Harvey vinyl sashes with insulated glass, low E and Argon filled, and tilt-in sashes.
Exterior doors shall be fiberglass insulated doors. Front door will be Mahogany in color to match the front deck material. Ceiling over front porch area to be V-Match T&G.
INSULATION
Sidewall insulation shall be R-21 with a vapor barrier.
Ceiling insulation shall be R-49 with a vapor barrier. Basement ceiling shall be R-30. All homes undergo a blower door test to check for air leaks to the exterior.
GARAGE DOORS
Carriage House Garage Doors by Raynor Door Authority.
VINYL SIDNG.
Mainstreet Siding or equal supplied by Lansing Industries. Batten Board on front and 6” clapboards along the sides and back side. As per the front elevation depicted on the building plans
ROOFING
30 year architectural Shingle by Iko or equal
DRYWALL
Drywall shall consist of 1\2 inch gypsum board with all seams taped and sanded with three coats of joint compound. All exposed outside corners shall be reinforced with metal cornerbead. Ceiling shall be a rolled textured finish. Buyers may have the option if the trade is available and for an additional cost, to have the interior walls built of plaster instead of sheetrock.
INTERIOR FINISH
All casing shall be similar to Stafford Casing painted white.
All baseboards shall be 5 ¼ inch painted white.
All interior and closet doors shall be Winslow Style, Solid Core with premium black style Schlage hardware.
Attic scuttle shall be provided in a spot allowable by code.
All closets shall be finished with one shelf and one closet pole except for linen closet, which shall have 4 shelves and no closet pole. Shelving to be metal wire shelving installed by Builders Shelving or equal
Kitchen cabinets and bathroom vanities shall be Shaker Style wood cabinets. Countertops shall be group 1granite with undermount sinks.
INTERIOR PAINTING
All nail holes shall be filled with matching putty before painting. All doors or millwork shall be finished with two coats of Pure White semigloss paint. All interior walls shall be finished with two coats of paint. One primer and one topcoat.
HEATING
Contractor shall provide all necessary labor and materials for the installation of a heating system of sufficient size to properly heat and cool all parts of the house. HVAC shall be fueled by propane with a direct vent system. Each unit owner will have their own buried propane tank that is typically owned by the propane supplier. Hot water shall be a Renai “On Demand” hot water system also fueled by propane.
PLUMBING
Plumbing shall be installed in compliance with the local codes. All supply lines shall be per plumbing code. All drain lines shall be PVC. All tub and shower units shall be fiberglass with Moen fixtures or equal. Toilets shall be American Standard or equal, comfort height. Vanity sinks shall be undermounted and shall have Moen faucets or equal. Kitchen shall include one stainless steel sink with single lever Moen faucet. Builder shall supply and install 2 frost-free sill cocks. 2nd floor washer/dryer to be installed in game room above garage in a closet with bifold doors (not depicted on plans) or it can be installed in the basement
FIREPLACE
Gas or masonry fireplaces can be installed at an additional cost.
SECOND FLOOR BATHROOMS
American Standard fiberglass 5’ shower units. Walk in shower unit for the Master Bath and tub/shower combination in the Family Bath. Shower doors or sliders are contracted separately by owner if they choose. Walk in tile showers are also available for additional cost if the bathroom has not been completed
PAINTING
Bengamin Moore Paint. Primer and finish on walls and trim. Colors to be determined.
ELECTRIC
Electric service shall be copper wiring throughout with a 200-amp service panel.
Smoke detectors shall be installed per code.
GFI protected receptacles shall be provided in all bathrooms, over kitchen counters, and 2 on exterior of house.
Home comes with all necessary bathroom vent fans.
Lighting allowance shall be $2,500.00 and includes all hanging light fixtures.
APPLIANCES
All appliances shall be the responsibility of the buyer. Builder shall assume no responsibility for assembly, conversion, or installation, unless separate agreement is made regarding the installation. See allowances. Stove hoods to be exhausted to the exterior by the contractor
FLOORING
Flooring shall be lifeproof Waterproof Luxury Vinyl Planks Sapelo Mount Oak throughout the first floor. Second floor carpeted throughout with an allowance of $26.00 per yard installed.
STAIRS
Oak treads and painted white pine risers from first to second floor
EXTERIOR DECK
10’ x20’ Pressure Treated framed deck with composite decking and cable rail system.
CLEAN-UP
Contractor shall be responsible for final clean-up of premises both inside and out. Premises shall be transferred to buyers in move-in condition.
MISCELLANEOUS
Any towel rods, curtain rods, paper holders, or other miscellaneous items not specifically mentioned in this contract are the sole responsibility of the buyer.
There shall be no work performed anywhere on the premises by anybody not approved in writing by the builder, while home is under construction. There shall be no agreements made between the owner/buyer and any supplier, subcontractor, or employee without the written consent of the Contractor.
TRANSPARANCY
Sometime in the future the Carr family will make a request from the Town of Candia to be allowed to have a ADU in the barn out back.
ASSOCIATION
| Costs per year | |
| Septic Pumping | $2,000 |
| Misc | $1,000 |
| Reserve | $1,000 |
| Insurance | $3,000 |
| Mowing | $2,000 |
| Plowing | $4,000 |
| Total | $13,000 per year or $180 per month |
WARRANTY
Contractor shall warranty all work he and his crew performed for a period of one year. All equipment and appliances will be covered by their own warranties. As concrete continues to shrink over time, slight cracks may develop in the concrete floors and walls. This is normal and does not pose a structural threat. Cracks in walls larger than 3/16 of an inch will be epoxy filled. Drywall and the wood frame will undoubtedly settle over the first year and my cause minor drywall cracks. Contractor will come back and patch these areas and touch up the paint as best as possible, without having to repaint the entire wall. Just a heads up new code compliant GFI’s are extremely sensitive to small motors that run hair dryers and fans. You may experience GFI protected outlets shutting down when they sense the spark of an electric motor. There is nothing wrong with the wiring or the outlet you just need to reset the GFI.
The 10 x 20 Rear deck can be modified to a three season room or additional insulated living space. Priced per individual request.
Lighting:
Black Gooseneck above each garage door
Recessed light above front door
Wall light exiting rear door on walkouts
Wall light exiting rear slider to deck area
Two pendent lights over kitchen island
Two recessed lights in kitchen
Overhead light in study
Overhead light in Foyer
Six recessed lights throughout dining room and living room
Overhead light at top of stairs
Three recessed lights in hall upstairs
Overhead light in each bedroom
Motion lights in each closet
1st floor bathroom overhead fan light
Bathroom vanity light
2nd floor family bathroom overhead fan light
Bathroom vanity light
2nd floor master bath. Overhead fan light
Bathroom vanity light
Ceiling fan with light in playroom above garage
Allowances
BATHROOM FLOORING: $2000 per bathroom for floor tile.
CABINITS AND COUNTERTOPS (kitchens and bathroom) $15,000
LIGHTING: $2500
APPLICANCE $6,000
