|
FRAMING MATERIAL Floors Engineered floor joists. Sub-floor - 3/4" OSB T&G glued, nailed and screwed. Exterior Walls Studs- House- Construction Grade 2x6 spruce @ 16" o/c. Fireplace chase- Optional Extra. Headers- 2"x10" #2 spruce-2 ply unless otherwise noted on drawing. Sheating -3/8" OSB. Glued and nailed. ROOF Trusses- engineer approved @ 24" o/c. blocked and strapped to code. Rough fascia - 2"x6" spruce. Sheating - 3/8" OSB or spruce c/w H-clips. Insulation stops - corrugated cardboard waxed on one side. Porches & Verandahs as per drawing Railing- not included Decks- not included Basement steps not included. WINDOWS AND DOORS All sealed unit windows are provided with maintenance free interiors. Slider and casement type windows as per drawings and elevations. Front door shall be insulated steel, pre-drilled for passage set and dead bolt size. Rear and side entry doors to be insulated steel, c/w fixed sealed unit, pre-drilled for passage set and dead bolt size as per drawing. All exterior passage doors have factory installed security striker plates. All venting windows to have screens. Decorative white window grills mounted within the sealed unit where required by architectual guidelines; front elevation only. BI-levels, splits and walkouts may have window size variations due to site conditions. Extra charges may apply to purchaser. ROOFING 5.1 Polyethylene eaves protection c/w starter strip. 25-year inter-locking asphalt shingles. EXTERIOR FINISH 6.1 Materials and position detailed on drawings. Siding to be vinyl, c/w corner post and trim applied over building paper, as per drawing. Soffit to be pre-finished aluminum or beaded vinyl, as per drawing, and installed on all eaves and cantilevers. 6" fascia to be pre-finished aluminum. Eavestrough and downspouts are not included. Decorative shutters and louvers are extra. Decorative vinyl clad trim as per drawing. 2"x6" spruce toe kick applied under all exterior doors. 2"x10" or 2"x8" spruce deck starter board on rear of homes as per drawing. Windows and doors within brick face to be caulked. Brick veneer is an extra. FIREPLACE (OPTIONAL) Extra. HEATING Thermostat, including summer fan switch, location to be determined by heating contractor. All hot air registers and cold air returns covers are pre-finsished white. Floor hot air registers- 3"x10" white plastic c/w damper control. Bath fans and dryers to be vented c/w appropriate flashings or hoods. PLUMBING General All water lines to be sized to code, consisting of PHEX pipe or equivalent. Two exterior lawn services located as per drawing. Fixtures are white. Pedestal sinks in powder room to be Eljer Cidimar or equivalent or as per drawing. Main Bath Tub- 5' Fiberglass soaker with fixed showerhead, waste and overflow with pop-in drain plug. Faucet is chrome single handle Delta. Water closet- Eljer Emblem c/w # 30 seat and shut off valve. Beveled edge arborite vanity top, chrome single handle Delta faucet. Half Bath Water closet- Eljer Emblem c/w # 30 seat and shut off valve. Pedestal sink - Eljer Murray c/w mechanical waste and chrome single handle Delta faucet. Master Bath Tub - 5' soaker, with fixed showerhead waste and overflow with pop-up drain plug. Faucet is chrome single handled Delta. Jetted tubs as per drawings (optional) extra. Water closet- Eljer Emblem c/w # 30 seat and shut off valve. Arborite vanity top c/w mechanical waste and chrome single handled Delta faucet. Laundry Area if applicable 1 set of laundry taps c/w stank pipe Kitchen One double stainless steel sink with single lever Delta deck faucet and vegetable spray. Dishwasher hookup. ELECTRICAL Outlets as per drawing. 100 amp services 32-circuit panel. Location is determined by site conditions. Wire - copper. Boxes - metal c/w poly pans on exterior wall and attic ceiling outlets. Switches - white finish, 40" to bottom of outlet (bathrooms at 42" to bottom). Receptacles - white finish, 12" to top of outlet. Pre-wiring for telephone outlets kitchen, family room and master bedroom, or as per drawings. Pre-wiring for cable TV outlets in living room, family room and master bedroom, or as per drawings. Two exterior weatherproof receptacles at front and rear of home, as per drawings. 220 Volt range and dryer services. Dishwasher wiring. Bath fans in all bathrooms as per drawing. Gas fireplace wiring for on/off switch when fireplace is being installed. Hood fan wiring, over freestanding range. Vacuum rough-in as per plan. Bathroom receptacles to be on a 15 amp G.F.I. circuit. Door chimes wiring (2), one at front door and one at side entry. If no side entry, door chime at rear door or basement door in the case of a walkout. Smoke alarm wiring (1), or as per safety code. Low voltage wiring for mid-efficient thermostat (5 wire single cable). One (1) electrical receptacle at panel location. Install fixtures and hood fan. Microwave outlet to shelf, as per plan Stumme boxes installed with black paper behind. Tar paper to be installed behind meter base. Exterior weatherproof light at exterior entrances, as per drawings. Switched light in master bedroom and switched plug. All bedroom lights centered in rooms. For room(s) with fireplace, light to be installed in front of fireplace. Extra. One(1) switched plug for "living" rooms. INSULATION , VAPOR BARRIER Attic insulation is R34 blown insulation. Exterior insulation is R20 fiberglass friction fit batts. All cantilevers to be insulated with R28 fiberglass friction fit batts. Fiberglass insulation to be installed around all exterior electrical boxes, doors and windows. DRYWALL 1/2" Aqua Board applied around all bath tubs and showers and 1/2" controlled density board supplied to all ceiling; 1/2" drywall to remainder of house. Drywall to be added to mechanical areas and stairwells as required by code. All joints and corners to be filled, taped/beaded and sanded ready for paint. All ceilings to be stippled throughout, except drops in bay windows. All bedrooms, front and rear entry closets to be beaded for BI-fold or BI-pass doors, as per drawing. INTERIOR FINISH AND TRIM PACKAGE General Underlay - 3/8" K-3 board or proboard glued and stapled in lino areas. Front entry closet BI-fold doors as per drawing. Tops of exposed front entry closets, or plant ledges, to be finished in drywall, as per drawing. Attic accesses to be insulated and weather stripped. Stub wall(s) as per drawing is the McGaffey Modular Manufacturers standard specification, railings are an option item to the purchase contract. Standard paint grade package. Door jambs - 1"x5" Oak Door stop - 3/8" Finger joint pipe. Baseboards and casing - Oak #356. Door headers - FJ Pine (in common areas and Master Bedroom only). Passage doors - Cormelle 4 panel door, size as per drawing. French doors (optional) extra Closet doors - Cormelle 4 BI-fold door, or 6"8' bypass door, size as per drawing. Mantel for fireplace is extra. Tops of exposed front entry closets, or plant ledges to be finished in drywall, as per drawing. All stub walls are capped with 1X5 Oak and trimmed with Oak #356. Wall mount rail 2 1/4"x 1" Hem lock/fir, c/w metal brackets. MDF finish package (optional) extra. Door jambs - 1"x5" Door stop - 3/8"x1 3/8" Baseboards and casing - #356 Passage doors - Cormelle 4 panel door, size as per drawing. Closet doors - Cormelle 4 panel BI-fold door or 6"8" by pass door, size as per drawing. 2 1/2" wall mount oak rail, complete with oak wall brackets. All stub walls, purse shelves and seats are capped with oak and trimmed with #356 Oak casing. Oak woodwork, if applicable, to be stained as close to a match as possible to match cabinets, or color of oak pull. CABINETS Prefinished Regal Plus series or equivalent, layout as per drawing in kitchen and bathrooms. Island and visible gable end counter top and vanity corners, to include 2" - 45 degree angle corner. Lino toe kick. When cabinets sit on hardwood floor toe kicks to be 1/4" melamine finished to match cabinets. Kitchen counter top to be flat edge. Vanity tops, arbrite with sink. Layout as per plan, included microwave shelf. Drawers - one bank in kitchen. Hardware - as per suppliers options. One 24" opening - for built-in dishwaher. Range opening - 30" or as per plan. Fridge opening - 36" (note: a larger fridge will affect layout). HARDWARE Passage- Weiser Troy - White and Brass. Dead bolt- Weiser Troy on all exterior doors. Privacy - Weiser Troy -bathrooms and master. Shower rod - Zinc plated - adjustable metal end mounts. Paper holder surface chrome, or surface mounted on vanity gable. Flex stops C4 brass finish. Double doors to have one set of handles per door complete. Butts 3 1/2"x3 1/2". One brass pair per door, one extra hinge required for each interior glazed door. Shelving - wire closet shelf organizers. c/w one 12" continuous rod shelf in all closets; four- 16" tight mesh shelves in pantry; four- 16" shelves in linen closet; 12" continuous rod and shelf in master closet (layout as per drawing) Medicine cabinets are an extra. 4 mm clear mirror 42" hight x width of vanity top, including banjo extension. Oval mirror over pedestal sinks. PAINTING All exposed wood surfaces to have 2 coats oil based stain. Steel insulated main door to have 2 coats semi-gloss enamel. Rear and secondary stairs shall not be stained or painted. Front entry railings are stained with solid color, to match house trim, as per color sheet. Varandahs and porches are painted as per trim color. All walls to have (3) coats of paint. One primer, two coats of eggshell, off white latex finish. Passage doors, windows, capped stub walls, and all wood trim to be filled and painted off white using primer surface and spray semi-gloss latex finish coat. APPLIANCES are all extra cost to homeowner. Can be purchased at builder cost. Easy clean range - builders model - white in color Hood fan - vented to outside when located on exterior wall- white in color Dishwasher - builders model - white in color Refridgerator - builders model - white in color. 18 cu. LIGHTING All lighting fixtures supplied by builder. FLOOR AND CERAMICS 36oz. Harding Saxony or equivalent. Carpet underlay - 7 lb , 7/16" chip foam. Where carpet and vinyl meet Gold/Silver or vinyl "T" bar will be installed on main and upper levels; "Naplock" on all concrete floors (except on rounded/curved areas where vinyl will be used). Vinyl, Armstrong Cambray or equivalent. Rubber stair nosing to be beige or gray. Ceramic tile - 6x6 ceramic kitchen counter back splash, (one row only);6x6 ceramic - 5" in height) over steel tub(s), soap and grab dish included. One row of 6x6 ceramics around shower stall. GENERAL THESE WRITTEN SPECIFICATIONS OVERRIDE DRAWINGS Warranties One year Service Program. All homes are registered under the "Residential Warranty of Canada" for 7 Years Major Structural Warranty. Legal - First mortgage and title transfer fees only, providing same lender and Solicitor are used. If purchaser elects to place a new mortgage and/or uses his own Solicitor, they will be responsible for all costs incurred. Waterbeds- due to the excessive weight of the waterbeds, will not be responsible for drywall cracks and deflection of ceiling to main floor or second floor deflection. In the event of supply problem, the builder holds the right to substitute with materials of comparable quality, without prior approval of customer. Due to the number and variety of drawings built by McGaffey Modular Manufacturers some of the specifications may need to be altered to accomodate a specific drawing; this will be at the discretion of the builder. We understand that from and after the date of possession, the builder is NOT RESPONSIBLE for any retaining walls, yard leveling or damage to walls, driveway or patio due to soil settlement or changes in grade. The Purchaser(s) acknowledges the he/she has reviewed these specifications and aggrees that they form a part of the Agreement to Purchaser. All construction meets or exceeds the current edition of the Alberta Residential Building Code Standards. In cases where equipment or materials specified do not comply with the applicable code reqirements, the Code shall prevail. Due to site conditions and general construction procedures, specification demensions can vary within reasonable limits while still meeting or exceeding Code requirements and/or intent. McGaffey Modular Manufacturers CANNOT RECOGNIZE ANY VERBAL AGREEMENTS made between the purchaser and the listing or selling Realtor or any McGaffey Modular Manufacturers employees or Sales Representatives. All requested changes and agreements are to be in writing, signed and accepted by McGaffey Modular Manufacturers. Please note that the blueprints of the home purchased may show items not included in this specification. They are not included in the purchase price unless specifically requested by change order and added to the purchase price. McGaffey Modular Manufacturers will provide to the purchaser specification booklets and operating instructions for all installed equipment and materials needing special care. McGaffey Modular Manufacturers is not responsible for the repair or warranty of appliances. Should items in the home be damaged during the construction process, they will be repaired or replaced at McGaffey Modular Manufacturers's discretion. In the event colors chosen by the customer do not conform to the architectual guidelines of the developer, the developer will suggest a color that would be acceptable and the customers consent will be considered given. Site conditions may require McGaffey Modular Manufacturers to make adjustments to the home construction that do not exactly match the blueprints signed by the customer. This will be considered acceptable by the purchaser. No changes will be accepted after the framing walk through has been signed off. Except for construction drawings and information provided to the trades and suppiers, all square foot measurements provided to the customer will reflect CHBA standard measuring practices. ARCHITECTURAL CONTROLS Architectural Controls are established by the developer. The requirements for each subdivision may vary, according to the Controller and Developer. Some changes are to be expected on each approval, as lots and homes do vary, thus requiring some extra conditions. All costs which arise from the architectural approval, such as window grills, exterior finish changes and additions, color changes, etc., are the sole expense of the purchaser. McGaffey Modular Manufacturers cannot anticipate and therefore accept responsibility for any and all possible variables, which may be required by the Developer/Controller. |