HomeMy WebLinkAboutScope of WorkProject Specific Scope of Work
Holcomb Basement Project
Exhibit A
June 2019
CMH Builders, "Contractor" & Mark & Kathy Holcomb, "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 1868 White Ash Drive, Carmel, IN 46033.
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.
Demo:
1. Contract to demo and haul away the following:
a. Drywall on ceilings and walls throughout basement
i. NOTE: Contract includes removal of drywall throughout basement
stairwell also
b. Wall framing throughout, bulkheads
i. NOTE: Existing load -bearing framing to remain in place as -is
c. Electrical throughout basement
i. NOTE: Contractor to leave home -runs in place and will utilize a
junction box to re -purpose electrical circuits as needed.
d. Flooring throughout basement
2. Homeowner to have all personal belongings removed from basement prior to project
start.
3. Contractor to inspect basement after demolition has been completed. Any concealed
damages found by Contractor will be brought to the attention of the Homeowner.
Repairs, if needed, will be discussed and agreed upon prior to completion.
4. Contractor to haul away and dispose of all demo debris generated during project.
Frame:
1. All 2x4 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 586.
7. Mechanicals to be concealed inside bulkheads as needed.
8. Unfinished storage area to be left around mechanical/furnace room.
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 wal 1.
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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. Media area
b. Fitness area
c. Furnace/Utility room
14. Contractor to provide and install (2) new basement windows. Contract based on
installing windows with same dimensions as existing — no framing modifications to allow
for the installation of the windows included in the Contract.
a. NOTE: Contract includes Pella Duracast Brown sliding windows with Low-E
argon gas
b. NOTE: Contractor to provide all necessary materials to complete proper
installation of windows.
Mechanicals:
1. All mechanicals will be installed in compliance with local building codes
2. Plumbing:
a. No plumbing modifications included in Contract.
3. HVAC:
a. (2) new heat runs to be installed in basement:
i. Media area
ii. Fitness area
b. Homeowner to designate location of heat runs prior to install.
c. Cold air return to be installed on mechanical room wall.
d. 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
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
d. Home -runs to be connected to electric panel as needed to provide proper power
for basement lights and outlets; (0) new homeruns estimated to provide adequate
power to basement. Contractor has assumed that existing electrical home -runs in
basement will provide proper power to all basement circuits. Contract includes
the following circuits:
i. 20-amp dedicated treadmill outlet
ii. 20-amp dedicated freezer outlet
iii. 15-amp light circuit
iv. 15-amp outlet circuit #1
v. 15-amp outlet circuit #2
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e. Homeowner understands that sub -panel may be required to provide proper power
circuits for basement. If electric sub -panel is required, Contractor will require a
change order for approximately $650.00 to complete.
f. (14) can lights to be installed throughout basement — Homeowner to designate
location of can lights; Can lights include upgraded LED trims.
g. Contract includes budget amounts for the following electrical fixtures:
i. Sconce light xI (column)
ii. Stairwell light
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.
h. Contractor to provide all necessary materials needed to properly install all light
fixtures listed in section g. above.
i. Standard fixtures to be installed in unfinished areas; Standard fixtures are the
fixtures currently installed in the basement
j. Electrical finish to match existing home as close as possible. Contract does not
include any dimmer switches.
k. Contract includes (1) cable jack in basement. Homeowner to designate location
of cable jack prior to installation.
1. Contractor to provide and install (1) smoke detector in basement, if required.
m. Contractor to provide and install code -required GFCI outlet in Furnace room.
Contractor to determine proper location of outlet.
n. Contractor to provide and install a 2" PVC inside of Media area wall from TV
location to Media area cabinet. Homeowner to designate location of PVC chase
prior to installation
o. No other electrical modifications included in Contract.
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
b. Ceilings of finished rooms
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:
I . 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. Furnace room: 3-0 RH (swing -in)
b. Finished closet: 5-0 bi-swing (swing -out)
i. NOTE: Both doors to have SOLID core slabs
3. Contractor to provide and install door hardware on each newly installed interior door.
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4. 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.
5. Contractor to provide and install cabinets in Media area as shown on Building Blueprint.
Contract based on previous design and drawings of Media area built-in. Homeowner to
select and purchase cabinets at CMH showroom prior to project start. Contractor to
provide all necessary materials to properly install all cabinets.
6. Contractor to provide and install paint grade I skirt boards on each side of stairwell.
Contract based on the assumption that skirt boards can be installed without any structural
modifications to existing stairwell system.
a. NOTE: Contract also includes a new paint grade wall -mounted handrail at upper
and lower section of stairwell.
7. Contractor to provide and install shoe molding throughout all hard surface floor locations
throughout basement.
8. Contract does not include installation of any crown molding or other trim details not
mentioned above.
Paint:
i . 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: Finished closet to be painted to match Media area.
Flooring:
1. Luxury Vinyl Tile (LVT) to be installed throughout all of the 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.
4. Contractor to provide all necessary adhesive and transition strips to complete proper
installation of all LVT.
5. Carpet to be installed on basement stairwell.
6. Carpet installation to include upgraded 8#'/2" pad.
7. Homeowner to select and purchase carpet from CMH Showroom prior to project start.
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.
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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 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 June 24, 2019, with a completion date of
approximately August 16, 2019.
5. Start date and completion date based on successful completion of project selections by
June 24, 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.
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
contract or portion of a contract cancelled after contract signing.
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Payment Schedule:
1. Original contract as of June 3, 2019 to be in the amount of $36,385.00
2. Basement payments to be made as follows:
a. $1000 deposit with Letter of Engagement
b. 30% at pre -construction meeting ($10,000)
c. 30% at basement ready for drywall ($10,000)
d. 30% at basement paint complete ($10,000)
e. Balance at project completion; all change orders to be added/deducted from final
payment
Craig Huckstep, CMH Builders
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Mark & Kathy Holcomb, Homeowners
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