HomeMy WebLinkAboutHowe Scope of WorkProject Specific Scope of Work
Howe Basement Project
Exhibit A
April 2019
CMH Builders, "Contractor" & David & Therese Howe, "Homeowners" agree to enter into a
basement finish project contract characterized by the following scope of work. The project will
take place at the Homeowner's residence located at 13503 Cuppertino Lane, Carmel, IN 46074.
Both parties agree to all terms and conditions outlined in the following document:
Permits:
1. All necessary building permits to be pulled by Contractor from the proper municipality.
Contractor to schedule all necessary inspections during the construction process and will
ensure proper paperwork is turned over to the Homeowner at conclusion of project.
2. Homeowner understands that permit cost in Contract is a budget amount and that the
governing municipality dictates the final cost of the permit.
Frame:
1. All studs to be 16" on -center.
2. All bottom plates to be pressure treated.
3. All blocking to be installed as needed for drywall install.
4. Dimensions to be finalized between Homeowner and Contractor prior to frame start,
Contract is based on previous discussions about the project.
5. Dimensions on current Building Blueprint are for estimating purposes only. Exact room
sizes may vary slightly.
6. Proposed finished square footage to be approximately 1072.,?
7. Mechanicals to be concealed inside bulkheads as needed.
8. Unfinished storage area to be left around mechanical/furnace room.., �u
9. Area under stairs to be unfinished except for code requirement drywall.
10. All exterior walls to be framed approximately 1" from concrete walls to provide air gap
between framing and existing foundation wall.
11. Any changes to existing Building Blueprint made after frame start will require change
order and additional compensation for Contractor. Some field -changes may be required
to complete framing correctly; Homeowner will not be charged for these changes.
12. Homeowner has received and reviewed Building Blueprint and all door sizes and
locations will be agreed upon prior to frame start.
13. Rooms to be referred to as follows:
a. Bathroom
b. Game area
c. Bedroom
d. Bar area
e. Storage (unfinished)
f. Furnace/Utility room
Mechanicals:
1. All mechanicals will be installed in compliance with local building codes
2. Plumbing:
a. Existing under -slab plumbing to be utilized for full bath, Contract includes
installation of the following:
i_ Vanity
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ii. Toilet
iii. Shower - some small modifications may be required to connect to
existing under -slab drain at shower location.
iv. Sewage pump inside ejector pit
v. All necessary drain and water lines for proper operation of plumbing
fixtures
b. Contractor has assumed that all under -slab plumbing has been installed properly
and is in proper working order. Any repairs to existing plumbing work may
require a change order and additional compensation for Contractor.
c. Contractor to incorporate existing plumbing locations into design and
construction of basement. However, Contractor cannot guarantee that all
plumbing locations are accurate and will not require modification to work with
design as shown on Building Blueprint. Re -location of plumbing lines may
require a change order and additional compensation for Contractor.
d. Contract includes a budget amount for the following plumbing fixtures:
i. Plumbing fixtures, including bathroom accessories
ii. Shower unit
iii. Toilet
iv. Vanity cabinet and countertop - W L "
v. Shower door
1. Homeowner to select and purchase all fixtures at CMH
Showroom prior to project start. Homeowner responsible for
any costs above budget amount included in Contract.
e. Plumbing fmish to include installation of all faucets and sinks, including all
necessary shut -offs, supply lines, trim rings and drain lines for sinks and stools.
Contractor to install bathroom accessories in locations as designated by
Homeowner.
f. Contractor to install shower head at 82" above floor, centered on shower side
wall unless otherwise directed by Homeowner.
g. Contractor to provide all necessary materials to complete proper installation of
all items listed in Section d. above.
h. Contractor to provide and install proper sewage pump inside of existing sewage
pit. Contract includes all necessary discharge connections, along with all needed
venting. Pump to include alarm system.
i. Contractor to provide and install ice maker box at bar fridge location.
Homeowner and Contractor to agree upon location of fridge prior to project start.
j. No other plumbing modifications included in Contract.
HVAC:
a. (3) new heat runs to be installed in basement:
i. Bedroom
ii. Game area
iii. Bar area
b. Homeowner to designate location of heat runs prior to install.
c. Cold air return to be installed on mechanical room wall.
d. Bath fan/light combo to be provided and installed by Contractor; fan to be sized
properly for bathroom. Bath fan to be vented to exterior of home.
c. No other HVAC modifications included in Contract.
4. Electrical:
a. Outlets to be installed per building code requirements.
b. Homeowner to designate location of switches prior to electric rough -in;
Contractor to conduct electric walk-through with Homeowner to finalize
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placement of all electrical devices — walk-through to take place after frame is
complete. Decisions to be finalized on locations of outlets and switches at this
time.
c. Homeowner to designate location of any specialty outlets prior to electrical
rough -in — Contractor will add (2) additional outlets to basement (at time of
electrical walk-through) without requiring change order.
i. NOTE: Specialty outlet are designated as outlets Homeowner would like
to have installed in specific locations that are not required by Building
Codes
ii. NOTE: Contract includes (1) outlet installed in wood column
d. Home -runs to be connected to electric panel as needed to provide proper power
for basement lights and outlets; (7) new homeruns estimated to provide adequate
power to basement:
i. 20 -amp Bathroom Gl~CI outlet
ii. 20 -amp dedicated freezer outlet
iii. 15 -amp light circuit #1
iv. 15 -amp light circuit #2
v. 15 -amp outlet circuit #1
vi. 15 -amp outlet circuit #2
vii. 15 -amp outlet circuit #3
e. Contractor to provide and install a 100 -amp sub -panel in basement. Sub -panel to
be properly connected to existing electrical panel in home. All newly installed
circuits in basement to be connected to newly installed sub -panel.
f. (20) can lights to be installed throughout basement — Homeowner to designate
location of can lights; Can lights include upgraded LED trims.
i. NOTE: Contract includes (2) 4" can lights at bar area. 4" can lights to
include LED trims also.
ii. NOTE: Contract includes (1) additional 6" can light above shower area
in Bathroom. Homeowner understands that structural framing
requirements of home may not allow for can light to be installed directly
center of shower. d
g. Contract includes budget amounts for the following electrical fixtures:
i. LED closet light
ii. Scone light x2 at media area (includes dedicated switch for lights)
1. Homeowner to select and purchase all fixtures at CMH
Showroom prior to project start. Homeowner responsible for
any costs above budget amount included in Contract.
2. NOTE: Contract also includes rough -in box installation at
Bedroom ceiling for future ceiling fan. Contract includes (2)
switches installed just inside Bedroom door.
h. NOTE: Homeowner to provide vanity light. Fixture to be provided to
Contractor prior to project start to ensure proper location of all wiring as needed.
i. Contractor to provide and install (2) LED puck lights in each floating shelf at bar
(total of 4 puck lights). Homeowner to designate location of lights prior to
fabrication.
j. Contractor to provide all necessary materials needed to properly install all light
fixtures listed in section g. above.
k. Standard fixtures to be installed in unfinished areas; Standard fixtures are the
fixtures currently installed in the basement
1. Electrical finish to match existing home as close as possible. Contract includes
(2) standard dimmer switches - Homeowner to designate location of dimmers
prior to rough -in installation.
m. Contractor to provide and install approximately (8) linear feet of 2" PVC chase
for media area components. Contractor to mount TV (provided by Homeowner)
at location designated by Homeowner. Contractor cannot provide a warranty on
the installation of TV or bracket.
n. Contract includes (1) cable jack in basement. Homeowner to designate location UJ``r.
of cable jack prior to installation. S,r'
o. Contractor to provide and install (1) smoke detector in basement, if required:
p. Contractor to provide and install code -required GFCI outlet in Furnace room. 6-,� a t
Contractor to determine proper location of outlet.
q. No other electrical modifications included in Contract.
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Insulation/Drywall:
1. R-13 insulation to be installed throughout exterior walls.
2. R-13 sound reducing insulation to be installed in the following areas:
a. Around furnace room
3. Homeowner understands that this insulation is sound -reducing and will not sound -proof
any of these rooms.
4. Drywall to be installed on all finished walls and ceilings throughout basement. Furnace
room and under stairs to be left unfinished.
5. Drywall to be installed on back -side of stair stringers and under stairs for code
requirement - to be tape coated only, not fully finished.
6. Drywall finish to match upstairs walls, ceiling texture to match as close as possible.
7. Drywall will be touched up after original finish (prior to prime paint) and after walls have
been primed. Final touch-ups will be made prior to floor install. Homeowner to mark all
drywall touch-ups to be completed prior to flooring install.
Trim:
1. Contractor to provide and install trim and doors throughout basement.
2. Door swings will be agreed upon prior to electrical rough -in (sizes to be determined at
frame):
a. Bathroom: 2-4 RH (swing -in) ,,/
b. Closet under stairs: 2-6 RH (swing -out) Al
c. Furnace room: 3-0 RH (swing -in) J. 7,
d. Storage: 3-0 RH (swing -in) - W
e. Bedroom: 3-0 barn door x2
i. NOTE: Contract includes standard black hardware
ii. NOTE: Hardware will not be locking hardware for privacy
iii. NOTE: Doors to be 2 -panel stain grade knotty pine door slabs.
Homeowner to select stain color at CMH Showroom prior to project
start.
iv. NOTE: Contractor to wrap jamb opening with lx trim and casing.
3. Contractor to provide and install door hardware on each newly installed interior door.
4. Bathroom vanity and top to be installed by Contractor. Homeowner to provide vanity
cabinet for project. Homeowner to have vanity on site prior to project start.
5. Contractor to provide and install trim at window(s) to match existing window trim in
home as close as possible. Homeowner understands that conditions in basement
compared to other levels of home may not allow for an exact match.
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6. Contractor to provide and install shoe molding throughout all hard surface floor locations
throughout basement.
7. Contractor to fabricate and install crawl space access door. Door to be fabricated to
blend in with wall as close as possible.
8. Contractor to provide and install cabinets in bar. Contract based on previous design and
drawings of bar. Homeowner to select and purchase cabinets at CMH showroom prior to
project start. Contractor to provide all necessary materials to properly install all cabinets.
9. Bar countertops to be provided and installed by Contractor. Homeowner to select and
purchase countertops at CMH showroom prior to project start.
a. NOTE: Homeowner understands that granite estimate in contract is based on
estimated square footage of material needed. Final field measure to be conducted
prior to ordering material. Any significant difference in proposed and actual
footage of material needed may result in a change order for Homeowner and
additional compensation for Contractor.
10. Contractor to provide and install ship -lap siding in the following areas:
a. Bar backsplash
b. Media area wall
i. NOTE: Ship lap to be 8" tall pine material with a '/4" gap between each
slat. Homeowner to finalize design details of shiplap at CMH Showroom
prior to project start.
ii. NOTE: Homeowner to select stain color for ship lap.
11. Contractor to provide and install shaker style molding at column in Media area. Column
to be fully wrapped in maple plywood. Homeowner to select stain color at CMH
Showroom prior to project start. Final details and design of columns to be finalized at
CMH Showroom prior to project start.
12. Contract does not include installation of any crown molding or other trim details not
mentioned above.
Paint:
1. All paint used to be Sherwin Williams.
2. All walls and ceilings will be sprayed with flat white drywall primer/sealer paint — this
will be the final coat for the ceiling, prime coat on the walls.
3. All interior trim will be painted with semi -gloss paint to match existing trim in house as
close as possible.
4. Touch-ups will be made after all drywall touch-ups have been completed.
5. Custom color paint will be completed throughout basement; Contract includes (2) coats
of color on all walls in finished rooms. Homeowner to select paint colors prior to project
start.
6. Change orders will be required if paint selected will not cover in 2 coats (due to color
selection) or if multiple colors are selected for the same room.
7. For the purposes of painting, the rooms listed in the frame section of the contract will
each be considered separate rooms.
a. NOTE: Bedroom closet will be painted to match wall color of Bedroom.
Flooring: 'i
1. Luxury Vinyl Tile (LVT) to be installed in all finished rooms throughout basement. � .
2. Homeowner to select and purchase LVT at CMH Showroom prior to project start.
3. Contractor to inspect the condition of the existing basement slab to ensure it is in proper
condition for to accommodate the installation of LVT. Any additional work required by
Contractor to prep floor for installation may require a change order and additional
compensation for Contractor.
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4. Contractor to provide all necessary adhesive and transition strips to complete proper
installation of all LVT.
5. Carpet to be installed on basement stairs.
6. Carpet installation to include upgraded 8#'/2" pad.
7. Homeowner to select and purchase carpet from CMH Showroom prior to project start.
Shelving:
1. Contractor to provide and install wire shelving in closet.
a. NOTE: Contract includes (1) shelf in Bedroom closet.
2. Homeowner to designate location of shelf prior to installation.
Change Orders:
1. Change orders can be made throughout the project.
2. All change orders must be agreed upon by both Homeowner and Contractor prior to
completing.
Schedule:
1. Project will be started upon Contractor availability with both Homeowner and Contractor
in agreement on all terms.
2. Project should be complete in approximately 8-9 weeks.
3. Contractor plans to have workers on-site each day after project start until project
completion. However, there may be some non -workdays during the process caused by
unexpected problems (weather, material back -order, etc). Contractor to manage project
in the most efficient manner to complete the project in the quickest amount of time
possible.
4. Tentative start date is the week of April 22, 2019, with a completion date of
approximately June 21, 2019.
5. Start date and completion date based on successful completion of project selections by
April 19, 2019.
6. Contractor not responsible for the schedule of specialty vendors hired by Homeowner.
Contractor to provide information to Homeowner with respect to completion times,
Contractor not responsible for coordination of any outside vendors.
Warranty:
1. A 2 -year craftsmanship warranty will be placed on all labor.
2. Contractor will complete a 1 -time drywall/paint touch-up on basement within 1 year of
completion. Homeowner responsible for contacting Contractor to schedule touch-ups.
3. Contractor cannot place a warranty on materials provided through any outside vendors or
sources.
4. Contractor reserves the right to not install any items provided by another vendor or
supplier.
General:
1. All work will be completed in a professional, workmanlike manner.
2. Material storage will be discussed and agreed upon by both Homeowner and Contractor.
3. Access to home to be finalized prior to project start.
4. Homeowner understands that any items placed in basement during construction process
will have some dust/debris found on them. Contractor to minimize dirt/dust during
construction process, but some dirt and dust will be found in house during this project.
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5. Homeowner to have all belongings/contents removed from basement prior to project start
— items can be left in unfinished areas, however work will be taking place in these areas
as well and Contractor will need access to most of the basement.
6. A 10% penalty (based on original contract price) will be paid to Contractor for any
°r contract or portion of a contract cancelled after contract signing.
Payment Schedule:
1. Original contract as of April 1, 2019 to be in the amount of. $42,711.00
2. Basement payments to be made as follows:
a. $1000 deposit with Letter of Engagement
b. 30% at pre -construction meeting ($12,000)
c. 30% at basement ready for drywall ($12,000)
d. 30% at basement paint complete ($12,000)
e. Balance at project completion; all change orders to be added/deducted from final
payment
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Craig Huckstep, CMH Builders
David & Therese Howe, Homeowners
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