Castle Ridge at Warren
General Specifications, Inclusions, and Allowances
The following specifications are intended to represent certain minimum construction
standards for the Castle Ridge subdivision. As each project is unique, these
specifications are preliminary and subject to later revision following the completion of any
final construction drawings and site plans.
- GENERAL CONTRACTOR RESPONSIBILITIES
- CHANGE ORDERS
associated work.
- INSURANCE
Builder to supply a Builder’s Risk policy consistent with the replacement value for the
residence under construction which will be remain current until the issuance of a
certificate of occupancy and final contract closing. Builder to also maintain current
General Liability and Worker’s Compensation policies as required by the State of New
Jersey employer regulations. Copies of certificates for the above policies to be
attached as part of the contract documents.
- NEW HOME WARRANTY
Builder to supply a New Home Warranty and associated documents as issued and
administered by the State of New Jersey Department of Community Affairs. Builder will
comply with or exceed all requirements and standards as specified within the New
Home Warranty guidelines.
- CODE COMPLIANCE
Residential building construction to comply with the descriptions and specifications of
the CABO Uniform Construction Code latest edition. If there exists any contradiction or
discrepancy between any Construction Code relating to this project then the CABO
interpretation will preside.
- CONSTRUCTION DRAWING INCONSISTENCIES
Builder to notify the Architect and the Owners regarding any inconsistencies, errors,
omissions, etc. which are deemed important to the integrity of the project. Unless
otherwise agreed to by the Builder and Owner, any deviations or inconsistencies in the
plan will be corrected by the builder. Any associated credits or charges will be
presented in advance by the Builder for written approval by the Owner.
- PERMITS AND FEES
Builder submit applications and obtain all required permits and pay all fees required by
the Township of Warren in order to complete the Project. These permits and fees to
include a Sewer Connection permit, Construction Permit, Engineering Inspection
Escrow, and Developer Fees.
- UTILITY CONNECTIONS
Builder to provide utility connections to the above referenced building lot and residence
inclusive of electric, gas, cable TV, municipal water supply, and sanitary sewer
connection. Any fees associated with the above connections will be the responsibility
of the Builder. Sanitary sewer and water service installations to be installed in
accordance with Warren Township regulations and consistent with the National
Plumbing Code. All connections subject to Municipal and Utility Company inspections.
Builder to supply all temporary electric and heat as necessary for the completion of the
project.
- GENERAL MAINTENANCE AND SANITATION
Builder to provide temporary sanitation facilities and refuse containers in order to
insure a clean, safe, and workmanlike project environment.
- INSPECTIONS
The builder will be responsible to prepare for and schedule all required Municipal
inspections as required to obtain an unconditional Certificate of Occupancy. Builder to
cooperate fully with all Municipal inspectors in order to comply fully with all
requirements. Builder will also be responsible to cooperate with any bank inspection or
inspector as required by the Owner’s lender. Should the Owner’s Architect wish to visit
the site the Builder agrees to meet with the Architect to inspect the house and review
job progress etc.
- SITEWORK
- ENGINEERING
Builder to provide all required surveys for the construction process including pre
construction plot plan, foundation location survey, and final pre Certificate of Occupancy
final survey. All required field stakeouts to facilitate the above. Prior to clearing, site
preparation, and construction, the plot plan will be reviewed by the Builder, Owner and
Architect. Any modifications to the site, driveway, and/or house layout shall be
addressed and resolved prior to clearing the lot. The approved plot plan will be
initialed by both parties.
- SOIL EROSION CONTROL MEASURES AS PER APPROVED SITE PLAN
- DRIVEWAY TRACKING PAD AS PER APPROVED SITE PLAN
- LAND CLEARING
Removal and disposal of all trees specified and marked by Builder and Owner. Limits
of tree clearing as determined by location of house, driveway, and yard area as per
approved site plan. Includes off site stump removal, general raking, and clean up.
Clearing specifications are based on one tree clearing mobilization only. If additional
clearing is requested by Owner at a later date then the cost associated with the
additional clearing will be the responsibility of the Owner unless the trees are conflicting
with the approved site plan ie: driveway, dwelling, utilities etc.
- GENERAL EXCAVATION
Builder to supply all machinery and operators required for lot stripping, topsoil
stockpiling, foundation excavation, foundation backfill, rough grading, final grading, and
topsoil placement. Completed foundation will not be backfilled until either the first floor
deck is securely installed or the foundation is completely and securely braced.
Importing and exporting of any fill material as required to conform with the approved
site/grading plan will be the Builder’s responsibility. Includes all required excavation
and grading for the placement of all required foundation, perimeter, and surface
drainage systems described herein. Builder to supply all crushed stone for the
project. All finished grades at both landscape and driveway areas to conform with the
site/grading plan. Final grades shall be consistent with sound engineering practice with
respect to proper directional drainage and the elimination of any problems associated
with surface and subsurface water conditions. Final topsoil placement will be at a
minimum depth of six inches. A final approved plot plan will be a prerequisite of any
final contract agreement.
- DRAINAGE
Foundation footing drain to include 12 inches by 18 inches of clean stone surrounding
continuous 4 inch rigid perforated schedule 26 sewer and drain pipe. Pipe to be
sleeved through the footings at required porch and garage locations to insure footing
drainage in those areas. All footing drains to be covered with heavy duty filter fabric
and secured prior to proper backfilling. Discharge of the foundation drainage system
will be to daylight at the rear of the lot in a direction and location which will be
inconspicuous and not conflict with any future landscaping, swimming pool, etc.
Roof water drainage (leader drains) will consist of underground schedule 40 pipe
connected directly to roof leaders with leader adapters. All underground leader drains
will outlet to daylight or drywell in accordance with the approved site plan. The
discharge location will be inconspicuous and not conflict with any future landscaping,
swimming pool, etc. The leader drain system will include a location for a 4 inch
cleanout.
Any surface drainage location requiring an inlet and piping will be discussed with and
approved by the Owner prior to installation. This condition will only apply should
surface gravity drainage become an impossibility at a particular location.
- DRIVEWAY
Location of driveway to be consistent with that shown on the approved plot plan.
Builder and Owner to layout the driveway and garage turnaround area in paint prior to
construction. The entire perimeter of the driveway and garage turnaround area will be
bordered in jumbo Belgium Block curbing installed vertically. Builder will supply
sleeves under the curb footings at locations designated for future irrigation, landscape
lighting etc. The driveway surface will be compacted and topped with 4 inches of
quarry process driveway stone and two inches of ¾ inch clean stone. The Builder will
supply a concrete apron at the Township’s utility right of way. Future paving
considerations will be the responsibility of the Owner.
- STRUCTURAL SPECIFICATIONS AND FINISHES
- FOUNDATION AND CONCRETE
All masonry work to conform with the approved Construction Drawings and
Architectural Specifications and will include:
4000 PSI minimum virgin ground bearing capacity for foundation footings.
Twenty four inch by one foot 3000 PSI concrete footings reinforced with two # 4 steel
rebars.
14 courses hollow masonry block with horizontal steel reinforcement at every other
course. Vertical reinforcement and solid wall grouting at all point load/girder locations
and at unbalanced fill locations as required by BOCA/CABO.
Four inch 3000 PSI concrete slabs at basement and garage floors with wire mesh and
6 mil vapor barrier over minimum 4 inches clean crushed stone.
Foundation waterproofing by Tuff n Dri/Warm n Dri system including manufacturer’s
warranty. Passive radon ventilation system with roof discharge. Builder to provide a
cannister type radon test prior to closing. Any elevated radon levels, if verified, will be
remedied by the Builder at an additional cost to the Owner via change order.
All necessary foundation modifications as required for a walk out basement as noted
on the approved construction drawings.
All necessary preparation for the installation of a full basement level bathroom roughing
prior to concrete slab placement as noted if noted on approved construction drawings.
- PORCHES
Front entry porch to be finished with one inch bluestone pavers laid in mortar over a four
inch concrete slab. Perimeter coping and porch treads will be two inch Indiana limestone
or brick veneer as selected. Secondary porches will be finished in broomed concrete with
copings as described above.
- WALKWAYS
Walkway from front porch to driveway and from garage utility door to driveway turn
around area will be broom finished 3500 PSI concrete with sleeves as required for
irrigation and electrical considerations. Walkways will be four feet in width.
- LUMBER/FRAMING
- All carpentry and framing details shall conform with the approved Construction
Drawings and Architectural Specifications and will include:
- Dimensional lumber to be Douglas Fir grademarked material.
- Engineered lumber for girders and floor systems as noted .
- ¾ inch APA rated Fir T & G plywood installed with heavy duty construction adhesive.
- ½ inch CDX wall sheathing (no particle board)
- 5/8 inch CDX roof sheathing( " " )
- Primed structural steel beams and columns at garage as noted.
- CCA pressure treated lumber at all masonry contact points.
- EXTERIOR TRIM
All detailing for fascia, friezes, and rakes will be factory primed southern yellow pine free
of knots. Soffits will be 3/8 inch Luan plywood with 2 inch continuous ventilation. All fascia
and rake moldings to be 1 by 8. Additional 2 inch solid crown applied over rake molding
and 6 inch crown molding at all eaves. All exterior trim to be finished in two coats premium
paint by Benjamin Moore or equal. Additional exterior trim detailing as noted on approved
construction drawings.
- ROOFING
GAF Timberline Ultra 40 year roofing system throughout installed over 30 pound felt
underlayment. Color as selected and approved by Owner. Installation to include 36 inch
ice and water shield at all eaves, valleys, and crickets. Metal drip edge at all eaves. All
flashings to be copper. Roofing installed with continuous hidden ridge ventilation as well
as two thermostatically controlled heavy duty electronic roof ventilators. Valleys to be
woven with matching shingles.
- SKYLIGHTS
Velux fixed laminated glass skylights as noted on approved Construction Drawings
- GUTTERS AND LEADERS
Gutters to be seamless 5 inch painted aluminum in color as selected and approved by
Owner. Gutters installed with hidden hangers. Matching 3 inch by 4 inch corrugated
leaders at locations determined by the roof construction. All leaders connected to the
underground drainage system. Installation to include gutter guards.
- WINDOWS AND PATIO DOORS
Andersen Permashield insulated casement windows (exterior applied grills) with high
performance Low E glass throughout as noted on approved Construction Drawings.
Includes all screens and standard interior removable grills throughout. Tempered glass
where required. Patio doors as noted to be Andersen FWH series Frenchwood doors.
Exterior clad color of windows and patio doors as selected and approved by Owner from
Andersen standard selections. All hardware for windows and patio doors as selected by
Owner from Andersen standard selections. All windows, patio doors, and entry doors
installed in conjunction with moisture barrier protection by Tyvek or equal and caulking and
flashing as necessary to insure a sound, waterproof installation. Basement awning
windows as noted on the approved plans will be Andersen 2817. Additional windows and
entry doors at basement level as noted on approved plans. No screens included for
French doors. Alternates: Norco, Weathershield, Pella, Kolbe & Kolbe, Eagle, Marvin,
etc.
- FRONT ENTRY AND SECONDARY ENTRY DOORS
$ 5000.00 Allowance included for the main front entry door unit and lockset as selected by
Owner from Builder supplied or other selection sources. Builder to install. Front entry door
allowance is inclusive of any stain finish whether factory finished or field applied.
Secondary front entry and garage utility entry doors to be insulated steel half glass door
units by Thermatru or equal as selected from Builder supplied samples. Doors to be
completely weatherstripped and to include adjustable saddles. Hardware for all entry
doors as selected from Baldwin Images collection samples provided by Builder.
Secondary entry doors finished with two coats premium exterior paint by Benjamin Moore
or equal color as selected and approved.
- GARAGE DOORS AND OPENERS
Three 9 by 7 raised panel insulated steel garage doors by Fimbel inclusive of safety
cables and infared emergency reverse mechanism. Three ¼ horsepower electronic
garage door openers by Powerlift with remote controls. Garage doors finished in either
factory supplied finish color or premium exterior paint finish color as selected and
approved by Owner. One entry keypad included, location by Owner.
- STUCCO VENEER
Authentic wire lath and masonry plaster stucco system by CS Stucco/California Stucco
where noted on approved Construction Drawings. Stucco system to include vapor barrier,
wire lath, brown coat, scratch coat, and finish coat in color as selected and approved by
Owner. Field wall sample to be provided by Stucco contractor for Owner inspection and
approval. Single band surrounds and keystones at widows and doors as per approved
Construction Drawings. Front entry door surround to be a double band and double
keystone. Quoins included as per approved drawings. All window, door, quoin, and raised
panel detailing to be inspected and approved by Owner prior to final installation and
finishing. Builder to coordinate all wall penetrations, venting etc. with stucco contractor.
Stucco installation to include all required drip edging and caulking.
- STONE VENEER
Allowance for 4 to 6 inch natural stone veneer is $150.00 per ton inclusive of a cap
material for half wall sections. Extent of stone veneer as shown on the approved
Construction Drawings. Stone veneer installed over vapor barrier in solid mortar bed with
approved wall ties. Builder to coordinate all mechanical or other penetrations through
stone veneer.
- EXTERIOR COLUMNS
Decorative columns to be round smooth Tuscan type fiberglass. Columns to be finished
with two coats premium exterior paint by Benjamin Moore or equal.
- INTERIOR STAIRS AND RAILINGS
Main stair to be constructed in full red oak. Secondary main stair to be constructed in oak
treads and poplar risers and stringers. Basement stair and garage to basement stair to be
constructed in full yellow pine. Heavy duty disappearing type stairway included for attic
access. All non oak stair and railing surfaces to be finished in paint as selected by Owner.
Oak surfaces to be sanded and finished with two coats premium polyurethane. Level of
polyurethane gloss to be selected and approved by Owner. All open railings figured for 1
3/8 inch balusters and matching handrail as selected from L.J. Smith Builder supplied
samples. Railings and balusters to be manufactured in Oak unless Owner specifies a
paint finish for the balusters in which case they will be manufactured in poplar. Extent of
interior railings to include all balcony areas as shown on the approved Construction
Drawings. Circular stair shop drawings will be available for review prior to production if
necessary.
- FIREPLACES
Family Room Marco A41 masonry profile zero clearance factory fireplace prepared for
wood burning with gas log lighter and shut off valve. Family Room fireplace vented through
manufacturer approved double wall metal B vent pipe terminating at the chimney top as
shown of the approved plan rear and side elevations. Fireplace chimney cap to be low
profile architectural type painted black (No galvanized steel mushroom type). Mantel,
marble/slate selection from Builder supplied Marco available options. Optional fireplace
facing allowance figured at $1000.00. Optional masonry fireplace construction available.
- REAR DECK OR PATIO
500 square foot cedar deck with CCA pressure treated framing structure. Decking surface
to be 5/4 by 6 STK grade cedar, railing system constructed with STK grade cedar 2 by 2
balusters, 2 by 4 handrails with routed profile edging, and 4 by 4 end posts with decorative
type caps as selected by Owner from Builder supplied selections. One 42 inch wide
stairway to finished grade included with matching cedar components and gate. Four foot
concrete landing included at bottom of deck stairway. Matching master bedroom deck as
shown on approved plans. Alternate: Pavingstones.
- HVAC
Scope of HVAC work shall conform to the approved Architectural specifications and shall
include:
Three zone high efficiency forced air heating/air conditioning system by Trane/American
Standard. Energy calculations and a full system layout plan will be available for review
prior to any installations. Location of all supply registers and return grills to be verified and
approved by Owner prior to installation. Basement ductwork layout to be designed with
future finish possibilities maximized. System will be designed to deliver a maximum
15 degree temperature split when the outside temperature is between 95 degrees and 10
degrees. All ductwork running through unconditioned space will be thermally insulated to a
minimum R value of 6.
HVAC contractor will be responsible for connecting ductwork for bathroom fans, dryer vent,
and range hood. Range hood vent cap to be figured as part of the Kitchen cabinetry and
appliance allowance.
Three digital programmable thermostats by Honeywell included.
Aprilair 350 humidifiers included at lower level zones only.
All manufacturer’s model numbers and warrantees will be forwarded to the Owner as part
of the final project specifications.
- PLUMBING
- Scope of plumbing work to conform with the approved architectural
specifications and shall include:
- Four inch main sewer gravity drain to sewer main lateral with cleanouts per code
every 75 feet. Sewer discharge line to be Schedule 40 pipe embedded in clean
stone with clean stone cover. Municipal inspection of sewer discharge line.
- 1 ¼ inch water service connection from water main curb box at street location.
Water line installed in sand and subject to municipal inspection.
- Interior plumbing to include water service, drainage, venting, and gas pipe for all
fixture units shown on approved Construction Drawings.
- Hot water recirculating line.
- 75 gallon rapid recharge hot water heater by A. O Smith.
- Three frost free hose bib locations as specified by Owner.
- Water supply for ice maker and instant hot water dispenser.
- Gas connection to deck barbecue.
- Cast iron first floor waste stacks for quiet drainage.
- Full basement bath roughing only at Owner approved location.
- Sump pump piped in solid schedule 40 PVC to approved discharge location.
- Basement plumbing connections and appliances located with future basement
finish possibilities maximized.
- $10,000.00 plumbing fixture allowance.
- $500.00 bathroom accessory allowance.
- ELECTRICAL
Scope of electrical work top conform with the approved Architectural specifications and
shall include:
- 300 AMP single phase service with 25% future use capacity.
- Meter location by utility company verified by Owner.
- Walk through meeting with Electrical contractor and Owner prior to installations.
- 40 standard IC recessed lights by Halo or equal (White baffle) located by Owner.
- White Decora switches and receptacles at first and second floor.
- Nutone QT 110 bath fans at all bathrooms.
- Installation of Owner supplied interior decorative surface fixtures. Reinforcement as
necessary at Foyer, Dining Room, Dinette, and elsewhere if specified.
- Installation of Owner supplied exterior decorative surface fixtures.
- Line voltage smoke detectors per Electrical Code.
- Three chime locations.
- Telephone, CATV wiring at 12 locations as selected by Owner.
- Three exterior builder supplied flood light locations.
- Junction box and switch prepared for future landscape lighting.
Additional wiring for:
- All kitchen appliances.
- All HVAC equipment.
- Whirlpool, central vacuum, sump pump, irrigation clock, and security system.
- Three exterior weatherproof GFI receptacles.
- Three electronic garage door openers.
- Switched utility lighting at attic, basement utility areas, crawl spaces, etc.
- Security system and smoke detection system monitoring relays.
- SECURITY SYSTEM
- All doors, first floor and basement windows contacted.
- First and second floor motion detectors.
- Three keypad control stations.
- Complete monitoring capability.
- On site meeting with contractor prior to any installations.
- CENTRAL VACUUM SYSTEM
Highest residential output model by Budd, Electrolux or equal. One outlet included in the
basement and one outlet in the garage as well as complete first and second floor
coverage.
- INSULATION
- R 30, 21, 13 as required for framing member sizes.
- Proper venting at all volume area rafter insulation.
- Insulation at all plumbing walls and ceilings for sound control.
- Garage ceiling insulated throughout.
- All basement band joists insulated.
- DRYWALL
All drywall installed per UL standards for fire seperation ratings. Drywall installed with glue
and screws throughout except for perimeter nailing. Cement tile backer board at all tile
and marble wall and ceiling locations. Green water resistant drywall at all bathroom walls
and ceilings. All drywall joints and fasteners coated and sanded ready for drywall primer
and paint. All drywall to be ½ inch except garage which will be 5/8 inch Type X for fire
rating. All drywall finishing scrutinized with halogen lighting prior to finish painting and
touched up and re sanded as necessary. All drywall and finishing components to be
supplied by the same warranteed manufacturer.
- PAINT
- All drywall primed with premium primer/sealer.
- All walls two coat roll finish with intermittent sanding.
- All doors and woodwork to receive two coat semi gloss brush finish with intermittent
sanding.
- Standard white or off white color throughout figured. Separate wall and ceiling colors
figured.
- Finish spray coat at garage.
- All caulking with ultra premium flexible caulking products only.
- All required touch ups prior to any finish coats.
- Premium latex wall satin paint products by Benjamin Moore.
- Premium alkyd semi gloss trim and door paint products by Benjamin Moore.
- FLOORING
- Hardwood flooring at living room, dining room, family room, and study and upstairs
main hall. All Oak flooring shall be #1 and better common red oak. Dining room
installation will include a two piece perimeter walnut border with diagonal interior.
Hardwood flooring natural finish to include one coat sealer and two coats premium
polyurethane. Level of gloss as selected by Owner.
- Carpeting at family room, first floor guest bedroom, and all second floor bedrooms
figured at $25.00 per square yard allowance. Main stair runners with seamed edges
included. Back stairway to be fully carpeted if requested.
- Marble flooring at foyer and central gallery hall figured at $7.50 per square foot
material allowance. Marble master bathroom figured at $7.50 per square foot
material allowance. Installation to include flooring, shower walls and ceiling, shower
seat, whirlpool tub platform, and six inch bullnose marble base at whirlpool platform
and floor perimeter. Additional material or labor charges for custom inlays, feature
strips, or deco patterns, etc. is not figured within the scope of this allowance.
- Ceramic tile at kitchen/dinette figured at $4.00 per square foot material allowance.
Rear first floor hall areas, laundry room, powder room, and all secondary bathrooms
figured at $3.50 per square foot allowance. Bathroom allowance to include all trim
and deco tiles for shower and tub areas.
- All ceramic floor tile and marble installed over cement underlayment with steel wire
and vapor barrier.
- Ceramic tile backsplash installation at kitchen only included with a material
allowance of $ 4.00 per square foot.
- INTERIOR DOORS AND MILLWORK
- All interior doors to be 1 3/8 solid core four or six panel smooth masonite prehung
units with paint grade jambs. Final door panel profile as selected from Builder
supplied samples and approved by Owner.
- All window and door casings to be 3 ½ inch beaded colonial type. Profile to be
approved by Owner prior to installation.
- Base moldings to be 5 ½ inch colonial combination type. Profile to be approved by
Owner prior to installation.
- Six inch crown molding at living room, dining room, family room, foyer, and upstairs
hall. Two piece chair rail at dining room. Picture frame type 1 5/8 inch molding
- and one piece chair rail installed at main circular stairs and upstairs hallway. All
profiles to be approved by Owner prior to installation.
- All moldings figured as paint grade white pine or poplar free of knots.
- HARDWARE
All interior door handles to be selected from Baldwin Images collection. Builder to supply
all bright brass door stops. Builder to install all Owner supplied Bathroom hardware and
accessories.
- CABINETRY AND APPLIANCES
$50,000.00 allowance for all cabinetry, cabinet door hardware, countertops, appliances
and cabinet accessories and installation. This allowance to include kitchen, bathrooms,
pantry, and laundry room. Builder to work in conjunction with Owner’s contractor(s) of
choice to coordinate ordering, delivery, and installation of all cabinets, countertops, and
appliances.
- SHOWER DOORS
- Century Lucette chrome clear glass shower enclosure for shower stalls.
- No bathtub enclosures figured.
- MIRRORS
¼ inch polished edge 42 inch high mirrors to match the width of each vanity top.
- CLOSET SHELVING
$3500.00 allowance figured for all closet shelving.
- FINAL CLEANING
Builder to be responsible for all final window, interior, and exterior cleaning prior to
occupanacy.
- LANDSCAPE
Builder to supply a full four side perimeter irrigation system and sod at the front and two
sides. Irrigation system to include a full setback manifold timer by Toro or equal. The rear
of the house to be seeded and stabilized prior to occupancy.
Subject to change by builder without notice.
|
