HomeMy WebLinkAboutRoss Scope of WorkProject Specific Scope of Work
Ross Basement Project
Exhibit A
July 2019
CMH Builders, "Contractor" & Greg & Christine Ross, "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 5811 Bluestein Court, 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. Contractor to remove and haul away the following items:
a. Existing walls throughout basement, including drywall and electrical work
contained therein
i. NOTE: Contract includes removal of all non -load bearing walls.
Contract does not include removal of any structural walls that may be
found in basement. Homeowner understands that additional
compensation will be required if load-bearing walls are to be removed.
b. Ceiling drywall throughout basement
i. NOTE: Drywall to remain in stairwell EXCEPT for small knee wall on
stairwell landing.
c. Electrical work throughout basement
L NOTE: Home -runs and existing sub -panel to be replaced by Contractor.
New sub -panel to be installed in same location as existing sub -panel.
d. Flooring throughout basement
e. Contractor to remove rim joist insulation
i. Contract does not include any new insulation for this area. Insulation
will be added once a final selection on insulation for rim joists has been
finalized.
2. Contractor to haul away all debris generated during the demolition of existing basement.
3. Homeowner to have all personal belongings removed from basement prior to project
start. Contractor not responsible for the removal or re -location of any personal
belongings.
4. Contractor to leave ceiling insulation in place, if discovered.
5. Contractor to remove and save for re -installation (2) interior doors.
6. Contractor to inspect basement after demolition is complete. Any concealed damage
found will be brought to the attention of the Homeowner. Any structural walls found will
be brought to the attention of the Homeowner. Homeowner and Contractor to discuss
and agree upon any additional items for project at time of demolition completion.
Frame:
1. All studs to be 16" on -center.
2. All bottom plates to be pressure treated.
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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 866.
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 finished to match basement as close as possible. Contractor to
frame knee wall at landing under stairs, creating "L" shaped closet under stairs. Area
under lower section of stairs will not be accessible.
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. Fitness room
b. Media area
c. Kids area
d. Furnace/Utility room
e. Unfinished storage
14. Contractor to frame angled knee walls to allow for the installation of spindle -rail system
on either side of basement stairwell at bottom of stairs.
15. Contract does not include any other modifications to existing stairwell.
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. (3) new heat runs to be installed in basement:
i. Media area
ii. Kids area
iii. Fitness room
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.
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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. 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. (6) homeruns
estimated to provide adequate power to basement:
i. 15 -amp light circuit #1
ii. 15 -amp light circuit #2
iii. 15 -amp outlet circuit #1
iv. 15 -amp outlet circuit #2
v. 15 -amp outlet circuit #3
vi. 20 -amp dedicated outlet for treadmill
e. (20) can lights to be installed throughout basement — Homeowner to designate
location of can lights; Can lights include standard trims.
f. Contract includes budget amounts for the following electrical fixtures:
L Closet light (CMH standard LED light) x2
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.
g. Contractor to provide all necessary materials needed to properly install all Iight
fixtures listed in section g. above.
h. Standard fixtures to be installed in unfinished areas; Standard fixtures are the
fixtures currently installed in the basement
i. Electrical finish to match existing home as close as possible. Contract does not
include any dimmer switches.
i. NOTE: All newly installed outlets to be tamper-resistant
j. Contract includes (3) cable jacks in basement. Homeowner to designate location
of cable jacks prior to installation.
k. Contractor to provide and install (1) smoke detector in basement, if required.
1. Contractor to provide and install code -required GFCI outlet in Furnace room.
Contractor to determine proper location of outlet.
in. Contractor to provide and install (3) 2" PVC AN chases. Homeowner to
designate location of each chase prior to installation. Contract based on each
chase at approximately 8' in length.
i. NOTE: Contractor to install (1) outlet at the top of each AN chase for
TV power.
n. 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. Interior wall of Fitness 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 to be left unfinished.
5. Drywall to be installed and finished throughout closet under stairs. Drywall finish to
match basement as close as possible.
6. Drywall finish to match upstairs walls, ceiling texture to match as close as possible.
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a. NOTE: Contract also includes fully finished drywall on framed walls in
Unfinished Storage room.
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. Fitness room closet: Door to be saved and re -installed
b. Unfinished storage closet: Door to be saved and re -installed
i. NOTE: Contractor cannot be responsible for the cosmetic or
functionality of any door saved and re -installed.
ii. NOTE: Contractor to provide and install new casing on each door saved
for re -installation
c. Fitness room door: 5-0 bi-swing (swing -out)
i. NOTE: Doors to be 15 -lite glass panel doors
d. Furnace room: 5-0 bi-swing (swing -out)
e. Closet under stairs: 2-6 RH (swing -out)
3. Homeowner to provide door hardware on each newly installed interior door.
a. NOTE: Contractor will install Homeowner provided door hardware and hinges.
Contractor cannot provide a warranty on door hardware provided by
Homeowner.
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 base board trim at stairwell stringers.
6. Contractor to provide and install base board trim at drywall walls in storage room.
7. Contractor to provide and install a spindle -rail system at bottom of stairs as shown on
Building Blueprint. Contract includes spindle -rail system on each side of stairwell —
approximately 3 linear feet of railing to be installed on each side. Contract includes the
installation of the following items:
a. 4" Newel post (stain grade)
b. Handrail (stain grade)
i. NOTE: Contract also includes a stain grade wall mounted handrail to
match spindle -rail system
ii. NOTE: Homeowner would like handrail stain to match existing stain in
home as close as possible
c. Wood balusters (paint grade)
d. Knee wall cap (paint grade)
8. 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.
a. NOTE: Contract also includes (1) coat of flat white ceiling paint on all finished
ceilings
3. All interior trim will be painted with semi -gloss paint to match existing trim in house as
close as possible.
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a. NOTE: Contractor to paint existing doors as well as newly installed trim.
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.
Flooring:
1. Carpet to be installed in all finished rooms of basement, including stairwell.
2. Carpet installation to include upgraded 8#'/z" pad.
3. 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.
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 July 1, 2019 with a completion date of approximately
August 30, 2019.
5. Start date and completion date based on successful completion of project selections by
July 1, 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.
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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.
S. 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.
Payment Schedule:
1. Original contract as of June 27, 2019 to be in the amount of: $34,639.00
2. Basement payments to be made as follows:
a. $1000 deposit with Letter of Engagement
b. 30% at pre -construction meeting ($9,000)
c. 30% at basement ready for drywall ($9,000)
d. 30% at basement paint complete ($9,000)
e. Balance at project completion; all change orders to be added/deducted from final
payment
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Craig Huckstep, H Builders
Greg & Christine Ross, Homeowners
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