Treava Engineered Homes

"Lasting Value by Design"

Specifications

Summary of Work and General Conditions

Treava Engineered Homes (TEH) shall provide a contract form to begin the detail negotiations between the Owner and .

TEH represents and warrants that it is financially solvent, is competent to perform the work, and is familiar with applicable codes and laws. TEH shall hold Builder’s Risk, Workman’s Compensation and Liability Insurance of values agreed to with the Owner.

The work shall be performed in a high quality professional workman like manner. TEH shall coordinate all work and equipment. The drawings are approximate unless fully dimensioned. TEH shall control actual and latent moisture retained within the construction to result in non-harmful levels at substantial completion and within one year there after.

Time is of the essence. TEH shall submit a project schedule including a completion date for each trade with the bid. The work shall only be stopped due to adverse weather or conditions caused by the owner. A notice of delay is to be submitted in writing to the Owner within 14 days after the causative occurrence. Time extensions shall not be acceptable for coordination of sub trades, delivery of materials, or work not on the critical path of the schedule.

TEH shall provide all temporary services and utility for the work accept for renovation projects where the following existing services which can be used; exterior hose bibb connection, exterior 120 volt receptacles .

TEH shall maintain a clean and litter free site throughout the duration of construction. TEH shall pick up all garbage and trash daily, removed from the site and make legal disposition. The work shall receive two cleanings; final and turn-over. The turnover cleaning shall include additional cleaning of everything damaged or dirtied during correction of punch-list items after the final cleaning.

TEH shall secure all certifications of inspections and if required an occupancy permit, turn over to Owner all keys, manuals, installation instructions, record drawings, warranty forms, affidavit of payment of debts and claims, lien releases and request for retainage release at final Owner’s inspection.

Site Work, Demolition and Concrete

TEH shall completely demolish landscaping, fencing, concrete, building structure and components needed to complete work. All utilities shall be removed back to the previous juncture and capped per codes. Any removed items which will be reused,  shall be stored and reinstalled after preparation work is complete. All materials demolished and not reinstalled are the property of TEH and are to be properly removed from the site and disposed of in a legal manner. All existing improvements shall be protected from damage and if damaged are to be restored to the pre-work condition.

Remove all topsoil, cultivated soil and spongy soil under areas of concrete slabs. Fill under concrete slabs, with non-cohesive soils, in 8" layers and to 95% compaction by mechanical means. Provide a 6 ft. wide sloped fill around the perimeter of the building with a minimum of 25-degree slope. Provide a minimum of 3" compacted thickness of existing topsoil for grass areas.

Place select fill under earth supported slabs before starting footing and beam excavations. Cut earth neatly for grade beams and footings, excavate by hand to remove all disturbed earth.

Provide termite treatment below slabs, joints, slab penetrations and the building perimeter. Warranty the work for 5 years against damage or infestation and pay for damage repair, termite removal and retreatment during that period.

Provide 6 mil VisQueen under slabs and unexposed sides of grade beams. Loose lap 6", use tape to hold laps and patches tears. Provide reinforcement as shown on the drawings. Position and secure to keep all metal away from exposed surfaces. Thoroughly clean reinforcement of dirt and excessive rust scale prior to placement of concrete.

Refer to drawings for strengths of concrete. Where not specified use 3000 psi with 5" maximum slump. Finish all slabs with steel trowel so trowel creates a ringing sound and to a sheen. Protect finished surfaces against abuse. Tool slab edges to 3/8" radius. Slabs shall be finished in a workmanlike manner and as level as possible over the entire slab.

Masonry and Metals

TEH shall match the existing brick, to the extent possible, as to size, color, grade, type and material. Mortar shall match existing, to the extent possible, as to joint size, color, mix, strength and tooling. Work shall be plumb, true to line with level courses. Reinforce with steel brick ties spaced 16" one way and 24" the other.

Allow 5/8" at expansion joint for sealer. Install head joint slot weep holes at spacing to match existing. Visible brick surfaces shall be factory face. Corners shall be saw cut and mitered to prevent unfinished areas from being exposed.

Masonry shall be clean, free of mortar daubs and with tight mortar joints throughout. All exposed surfaces shall be cleaned with brushes, detergents, weak acid and clean water.

Exterior lintels shall be new billet steel, medium grade, from cold rolled plates, with galvanized shop finish. Field prime all exposed surfaces after installation

Framing and Decking

Framing shall be #2 yellow pine. Plywood shall be exterior grade A/C. Prefabricated open web trusses are to be used for floors and roofs as shown on plans, provide engineer sealed shop drawings for Owner approval.

TEH shall install all framing closely fitting, plumbed, level and properly braced. Structural members are not to be impaired by improper notching or cutting. Framing shall include all necessary furring, block-outs, cutouts, sheathing, bridging and backboards for installation of all trade's work and all finishing work.

Unless otherwise shown or needed for finishes, space studs 16" on centers, install double studs at both sides of openings and construct corners of three full members. Openings in load bearing walls shall be framed with headers of two structural lumber members plus plywood spacers according to the International Residential Code. Second floor walls parallel to floor joists shall bear on double joists. Walls and bearing partitions shall have double top plates. Plates resting on concrete or masonry shall be pressure treated and shall be anchored with 1/2" x 6" steel anchors at 48" on centers.

All second floor flooring shall be 1 1/8" tongue and groove secured with screws and adhesive at every joist and truss.

Millwork, Trim and Cabinets

TEH shall install millwork, trim and cabinets to industry standards. Interior trim woodwork; base, shoe and casement, in renovation areas shall match existing. TEH shall make material selections of interior trim woodwork in new area. Install closet bins, shelves and clothes rods to per plans.

All finish woodwork shall be installed straight, plumb, level, rigidly secure and with closely fitting joints. Locate joints to be staggered, concealed and placed in inconspicuous locations. Set all finishing nails and use glue as required to assure permanent and tight joints. Interior trim, moldings, casings and doors shall not be installed until adhesive or grout-set trades are dry in the area. Doors and hardware shall be free from rattling in any position.

All cabinetry and countertops shall be factory fabricated and install by tradesmen who perform these tasks as their primary occupation. Install components plumb, level and at right angles to adjacent work. Installation of face fillers, field cutting and trimming shall be performed with appropriated tools, in a neat and accurate manner and without damaging the products or adjacent work. Anchor, shim and secure work to manufacture’s requirements in accordance with weight supporting ratings of the cabinets.

Countertops shall be stone or solid surface. Surfaces shall be mounted on 5/8" grade MDF. Back splashes shall be mounted on water resistant gypsum board. All field seams and joints shall be watertight sealed, filled and sanded smooth with the manufacture’s color matching joint compound.

Insulation, Roofing, Siding, Flashing and Weatherproofing

TEH shall install exterior wall low permeability weather membrane similar to "Tyvek House Wrap". Covering shall be installed in a continuous application over the exterior wall area of each floor, per manufacture’s recommendations. All joints shall be lapped 6 inches and secured with tape.

TEH shall install new insulation in new walls and roofs.  Install 3 inch crafted faced fiberglass batts, R-value 19, in exterior walls and in walls adjacent to un-air-conditioned spaces. Install 12 inch crafted faced fiberglass batts, R-value 31, in roof areas adjacent to un-air-conditioned spaces. All insulation shall fit snugly and be permanently secured. All voids around windows, exterior doors and other wall penetrations shall be filled with "foamed-in-place" urethane thermal insulation.

TEH shall install sealant where two different products or materials abut and a flexible seal is needed to close the joint. No sealant is to be used which requires a primer application for nonporous or slightly porous material. Apply sealant to a depth equal to the joint width, minimum of ¼" to maximum of ½", tool the sealant to adhere it to all surfaces, and clean any sealant feathered or smeared.

TEH shall install a new roof as shown on the plans and completely replace the existing roof over the existing house and garage. The existing composition shingles, felt, wood shakes, static vents, powered vents and batten boards are to be completely removed.

The roof shall consist of 5/8 inch radiant barrier backed plywood, 30 pound double lapped felt, three dimensional 30 year compositional shingles and a "ridge-vent" system. Secure by hand with nails of galvanized steel or hardened aluminum, shingles shall not be installed with nail guns. Install 22 gage aluminum flashing at "valley" situations and build "crickets" at pooling locations.

TEH shall install flashing to prevent the unwanted migration of water. Install 122 gage aluminum at window and door lintels and 30 mil elastomeric membrane at brick ledges, sills, corners, door jambs and window jambs.

TEH shall install gutters and down spouts at locations shown on plans. Gutters and down spouts shall be 4" seamless coated aluminum with mitered sealed corners and secured 3’ on centers. Connect down spouts to 4" corrugated perforated pipe, of a length equal to the guttered line connected, aligned under the roof edge served and installed 12" underground above a 3" rock bed.

Doors, Windows, Glazing and Mirrors

TEH shall install new and relocated doors as shown on the plans and described on the door schedule. Doors and frames shall be hung level, plumb and shall operate freely. The doors shall not operate loosely, bind, stick, squeak, or rattle in any position. Hardware shall be adjusted to function properly, latch easily and securely and operate without pulling or pushing the door. Exterior doors shall include thresholds, weather stripping, flashing and sealant to withstand a Houston rainstorm without leaking. Exterior doors shall include tempered, laminated safety glass where lites are included. Door installation clearances shall be less than 1/8" at jambs, heads, and rails and less than ½" over flooring. All locks whether in sets or dead bolts shall be keyed alike.

TEH shall install new and relocated windows as shown on the plans. Windows shall be insulated glass, wooden frame, exterior aluminum clad, double hung to match rear access door. Wooden windows shall be factory primed on all exterior surfaces and to have factory-installed weather stripping. Windows shall be hung level and plumb and shall operate freely. Windows shall not operate loosely, bind, stick or rattle in any position. Windows shall include weather stripping, flashing and sealant to withstand a 15 minute garden hose test without leaking.

TEH shall install a new shower door of 1/4" clear tempered glass. Provide full length magnetic closure. Door shall be hung level and plumb and shall operate freely.

TEH shall install a new mirror over vanities. Mirror shall be ¼" polished plate glass with edges clean cut and polished. Fasten with anchor and clips manufactured for the purpose, do not use adhesives.

Gypsum Board, Tile, Flooring, Painting and Wall Coverings

TEH shall install interior gypsum wallboard at locations and sizes shown on the plans. Vertical installation direction is preferred. Secure with nails or screws per code and industry standards. Size boards to reach from floor to ceiling without joints when possible. Stagger joints on opposite sides of walls. Gypsum board installation should be void of any nicks or bumps and should not contain any areas that are out of level or out of plumb as detected by the naked eye. Finish to be orange peel texture suitable for a smooth paint system, or prepared for wallpaper, as noted plans.

TEH shall install ceramic tile for floors, bases, shower stall and tub surround as noted on plans. Install a watertight composite pan under the shower tile, turned up 6" on all sides and coordinated with plumbing to insure a watertight joint at the drain. Examine surfaces to receive tile and start no work until defects have been corrected. See that surfaces are dry, clean, and free of oily or waxy films, firm, level and plumb within the required tolerances. Installation shall be as specified by tile manufacturer and to industry standards. All tile to be full mud set. Lay out the work so that a full tile or a joint, centers on each wall panel and no tile is less than half width. All cut edges on tile shall be rubbed smooth and even. For heights stated in feet and inches, use courses of full tile to produce nearest attainable heights without cutting tile. Joints in tile shall align vertically and horizontally. The Owner shall select material and grout color.

TEH shall install carpet as noted on plans. Prior to installation of carpet, remove any  debris, tools, and items previously designated for storage in areas to be carpeted. The floor is to be repaired of any minor irregularities and cleaned of dust and grit. The Owner shall select carpet and pad.

TEH shall paint all surfaces as noted on plans. Painting shall consist of all exterior trim and primed metal, and all interior construction, except as noted. All painting and coating shall be warranted for one year against becoming unserviceable or objectionable in appearance as a result of being defective or non-conforming. All paint, stain, enamel and other finishes are to be manufactured to the latest codes and industry standards. Color selection is to be made by the Owner.

Walls, ceilings and trim will be different colors. Cabinet hardware, finish hardware, or door hinges are not to be painted. All surfaces must be properly prepared for their respective finishes. All exterior doors, windows and trim to be primed immediately after installation when clean and dry. The back of all exterior wood coming in contact with masonry shall be primed. After priming, all nail holes and cracks to be puttied. No coat of paint or stain shall be applied until the undercoat is thoroughly dry. All paint and stain to be sanded between coats. No interior painting (except for priming) to take place until HVAC system has been installed and balanced.

Galvanized Metal to receive 1 coat of zinc dust primer and 2 coats of semi-gloss exterior enamel. Exterior wood windows, doors trim and siding to receive 1 coat of primer (if not factory primed) and 2 coats of semi-gloss exterior enamel. Interior woods to receive 1 coat of oil base enamel undercoat and 2 coats of semi-gloss enamel. Gypsum Board to receive 1 coat of sealer/primer and 2 coats of low angular sheen interior latex paint.

Upon completion, remove all paint from the floors, masonry, finish materials and glass etc., and repaint wherever necessary, leaving all surfaces smooth, even and free from brush marks and other defects. Provide final touch up paint as needed after installation of carpet and floor finishes, and installation of all finish materials.

TEH shall install wallpaper and border as noted on plans. Prepare walls and install paper per manufacturer’s instructions. Joints shall be butted, overlapped joints will not be acceptable. Wall paper and border installation should be void of any nicks or bumps and should not contain any areas that are out of level or out of plumb as detected by the naked eye. No wallpaper to be installed until HVAC system has been installed and balanced. The Owner shall make material selections.

Special Products

TEH shall install a factory manufactured fireplace to be make and style noted. Install according to manufacturer's instructions and local code.

TEH shall install a water softener and filtration system as noted. Provide salts water softener and cartridge filtration for all water in house. Install according to manufacturer's instructions and local code.

Plumbing

TEH shall install a complete plumbing system including fixtures, hardware, taps, hot and cold water piping, sewer systems (drains, venting, and fixture connection) and gas piping. Comply with all applicable state and local codes. Obtain all required permits and pay all required fees.

Piping to be cast iron, copper, or PVC as required. All drain and soil pipes from second floor and attic to be sound insulated. Provide properly sized system for water supply and sewage. Sanitary sewer lines shall be rodded out after completion of the installation, if necessary.

Flash around all pipes passing through roof, with lead no less than 4 pounds per square foot, built 12": into the roofing, running 10" up to the pipe and turned over into pipe cavity. Shower drains shall be watertight to the integral composite pan installed under the tile.

Install all fixtures plum and level. Seal between fixtures and adjacent surfaces to prevent any water migration. The Owner shall make plumbing fixture and hardware material selections

Heating, Ventilation and Air Conditioning

TEH shall install a complete heating, ventilating and air conditioning system. Comply with all applicable state and local codes. Obtain all required permits and pay all required fees. The installation shall be designed, installed and balanced or adjusted to provide for the distribution of the conditioned air to all habitable rooms and other spaces to be conditioned. Heating and cooling systems include gas furnaces, cooling coils, air cooled condensing units, refrigerant piping, insulation, and other related necessary items. Air distribution system includes insulated sheet-metal ductwork, supply registers and grilles, filter system, automatic temperature controls, exhaust system vents, and other related necessary items.

Install all components parallel and plumb to building lines. Coordinate the installation of attic decking for future maintenance of components. The system shall be installed by experienced craftsmen, according to trade standards and in a workman like manner. After installation, make necessary adjustments to deliver the volumes of air shown on the plans, at each outlet, to balance the heating, ventilating and cooling loads. Regulate all temperature controls, grilles, diffusers, dampers and other parts of the system for proper operation.

Electrical

TEH shall install an electrical power, lighting and distribution system. Comply with all applicable state and local codes. Obtain all required permits and pay all required fees. System components include light fixtures, outlets, switches and distribution equipment as shown and as needed. Distribution includes circuit breaker panels, wiring to all devices, and final connections to all equipment within the project requiring electrical power.

All electrical equipment installed or connected shall be effectively and permanently connected to the grounding system in accordance with the NEC. Circuit breaker panel shall have dead front construction with thermal/magnetic breakers. Multi-pole breakers shall have common trips. Cabinets shall have a directory frame on the panel door listing all active circuits on a typewritten directory. Panels shall bear the label of the Underwriter's Laboratories. All switches, outlets, and cover plates are to be white, unless noted otherwise. Duplex outlets to be mounted vertically with the ground slot down. Dimmer shall be slide type.

Audio/Visual/Digital Systems

TEH shall install a complete audio/video cabling system. Comply with all applicable state and local codes. Obtain all required permits and pay all required fees.

The telephone cabling system shall include wiring, outlets and devices. Outlets and covers to be white and shall be mounted vertically.  Cable to be routed in a "loop-back" manner. The Owner will coordinate final connections with the Telephone Company.

The television cabling system shall include wiring, outlets and devices. Outlets and covers to be white and shall be mounted vertically. Extend existing television wiring to new outlet locations. Cable to be routed in a "home run" manner. The Owner will coordinate final connections with the cable Television Company.

The security cabling system shall include wiring, window contacts and door contacts. Extend existing security wiring to detection points. Cable to be routed in a "home run" manner. The Owner will coordinate final connections with the Security Company.

The network cabling system shall include wiring, outlets and devices. Outlets and covers to be white and shall be mounted vertically.  Cable to be routed in a "home-run" manner. The Owner will coordinate final connections with the ISP Company.