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Frame walls, floors, roof structure, and sheathing. Labor only - owner supplies lumber package.
Door Package for interior and exterior; hardware may be included. if not included, call out and make sure this is noted separately
Install underlayment, shingles/metal roofing, flashings, and vents
Entire plumbing job including fixtures. Soup to nuts. This warrants sub-jobs for gantt and scheduling purposes.
Install wall, ceiling, and floor insulation to code requirements
Fabricate and install countertops (kitchen, baths, laundry)
Install wiring, boxes, panel, and circuits per plan
Install outlets, switches, fixtures, and devices
Furnish and install all drywall throughout the Brines Residence per the engineered plans. Scope includes: 1/2" gypsum board on all finished main-level walls and ceilings including vaulted ceilings in the great room, dining, and kitchen areas; 1/2" gypsum board on all accessible walls and enclosed underside of stairs per R302.7; and all garage fire separation drywall per IRC R302.6, specifically one layer of 5/8" Type X gypsum board on all garage walls and ceiling common to living areas, walls supporting the upper floor, and any exposed beams and posts within the garage. The garage-to-house door opening must maintain its 20-minute fire-rated assembly and the contractor shall ensure drywall terminates correctly at that opening with no gaps or unsealed penetrations that would compromise the fire separation. Basement is unfinished and excluded from this scope. Contractor to furnish all materials including drywall, joint compound, tape, corner bead, fasteners, and any specialty products for vaulted or cathedral ceiling areas. Scope includes hanging, taping, mudding, and sanding to a Level 4 finish on all surfaces (or Level 5 where specified by owner for paint-critical areas). Contractor to coordinate delivery timing and is responsible for accurate material quantities per the plans. All work shall comply with 2018 IRC and pass City of Victor inspection.
**What's Included in This Contract** All footings (continuous and spread per schedule on S-101) All foundation walls (per schedule on S-101) Lintels (per schedule on S-101) Basement slab (~2,480 SF, 3.5" minimum over 6-mil vapor barrier) Garage slab (~840 SF, 8" thick, #4 @ 16" O.C. grid per S-101) Porch cap (detail 116 on R-102) Anchor bolts and Simpson hardware installation (HDU5, STHD10RJ, ABU88Z, CPT66Z — see plans for counts and locations) Garage apron / driveway slab and walkways Waterproofing & drainage (see below) **What's NOT in This Contract** Excavation and backfill (separate contract, already bid) Under-slab gravel/compaction (excavation contractor's scope) Framing, lumber, or anything above the mudsill Plumbing and electrical rough-ins (by others, but coordinate timing) Sump pump installation (plumber scope — but see note on pit rough-in below) **Additional Info** Waterproofing / Dampproofing: Contractor is responsible for exterior foundation wall waterproofing per IRC 406. Apply membrane after form stripping, before backfill. This includes dampproofing or waterproofing membrane on all below-grade walls. Footing Drains: Perimeter footing drain system with perforated pipe, filter fabric, and gravel bed. Connect to daylight discharge or sump pit location. Coordinate routing with site drainage plan **IF NEEDED** Vapor Barrier: 6-mil poly under basement slab is contractor's scope. Lap seams 6" minimum, seal penetrations. Sump Pit Rough-In: Please include a line item for forming and placing a sump pit (crock/basin) in the basement slab. Location TBD — coordinate with footing drain routing. Pump installation is by plumber later, but the pit must go in before the slab pour. Radon: Excavation contractor is roughing in radon piping under the slab. Concrete contractor to coordinate around radon pipe penetration through basement slab and seal accordingly. Garage Slab Isolation Joint: Garage slab is 8" thick (thicker than basement). Confirm your approach to the isolation joint where garage meets foundation wall. Driveway Finish: Broom finish unless otherwise discussed. If you offer stamped or exposed aggregate, please include as an alternate. Porch Cap: Per detail 116 on R-102. Please confirm this is included in your bid or call out separately. **Also include price for driveway slab & walkway slab** I may go asphalt, may not. ****IF ANY OF THIS LOOKS OFF, PLEASE ASK QUESTIONS!!****
Please download plans!! Scope Project ties into city water/sewer + electrical (at street) Single-vendor site work package covering all earthwork from mobilization through rough grade: Mobilization & site prep — clear building envelope, construction entrance, temp fencing Topsoil strip & stockpile — strip footprint and driveway areas, stockpile on-site for reuse Foundation excavation — full basement dig per plans, including over-dig for formwork Utility trenching — sewer, water, gas, electric from house to connection points Backfill & compaction — approved material, compacted in lifts to 95% Proctor Rough grade — positive drainage from foundation, prep for flatwork and landscaping Propane tank burial — excavate, sand bed, backfill. **The idea is to construct a "rough" berm on the south west corner (as an L) with excess material.** Driveway base — road base install and compaction (~1,200 SF) Haul-off — remove excess spoils not suitable for backfill **Project Owner may want to bring house "up" from grade. Confirm height of pad for house before job begins** Bid Requirements Unit-price breakdown is ideal Estimated start date (rough okay) and duration Insurance certificate (GL $1M min + workers' comp)
Lumber, trusses, sheathing, and framing materials