HomeMy WebLinkAboutSimpkins Scope of WorkProject Specific Scope of Work
Simpkins Basement Project
Exhibit A
August 2019
CMH Builders, "Contractor" & Matt & Breck Simpkins, "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 1625 Gotland Drive, Carmel, IN 46032.
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 complete demolition of the following items:
a. Existing framed walls
i. includes drywall, trim, door
b. Electrical within walls
i. NOTE: Contractor to re-work/remove electrical as needed/if needed
2. Existing shop lights to be removed and saved for re -installation. Contractor to remove
lights with care, but cannot guarantee the cosmetic condition of these lights after
removal.
3. All debris generated through demolition will be hauled away and disposed of by
Contractor.
Frame:
I. 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 1559.
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
build knee wall approximately 24" from bottom step to allow for the proper installation
of all flooring, drywall, and trim.
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.
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13. Rooms to be referred to as follows:
a. Media area
b. Game area
c. Fitness room
d. Wet bar
e. Bathroom
f. Play room
g. Furnace/Utility room
14. Contractor to modify the wall at the bottom of the stairs to allow for the installation of a
spindle rail system at bottom of stairs. Contractor to provide and install a load-bearing
beam — approximately (6) linear feet of wall to be removed. Homeowner understands
that a structural floor to ceiling column will remain at bottom of stairs to properly support
existing floor frame system.
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
1. NOTE: Existing vanity drain to be abandoned and properly
capped off. Contractor to utilize existing Wet bar drain for
vanity drain.
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:
L Plumbing fixtures, including bathroom accessories
ii. Shower unit
1. NOTE: Contract includes upgraded solid -surface shower pan
with tile surround walls
iii. Toilet
iv. Vanity cabinet and countertop
v. Wet bar sink
vi. 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 finish to include installation of all faucets and sinks, including all
necessary shut -offs, supply lines, trim rings and drain lines for sinks and stools.
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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 shower door in Bathroom. Contract includes all
necessary materials to complete proper installation of shower door.
j. Wet bar plumbing to be connected to existing under -slab plumbing to provide
proper water supply and drain to wet bar sink. Contract includes all necessary
shut -offs, supplies, and drains for wet bar sink to function properly.
k. Contractor to provide and install new primary and battery back-up sump pump
system.
1. No other plumbing modifications included in Contract.
3. HVAC:
a. (3) new heat runs to be installed in basement:
i. Fitness room
ii. Game area
iii. Play room
b. Homeowner to designate Iocation 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.
e. No other HVAC modifications included in Contract.
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
ii. NOTE: Contract includes (1) outlet at ceiling for projector installation.
Homeowner and Contractor to agree upon outlet location prior to
installation.
d. Home -runs to be connected to electric panel as needed to provide proper power
for basement lights and outlets; (10) new homeruns estimated to provide
adequate power to basement:
L 20 -amp Bathroom GFCI outlet
ii. 20 -amp Wet bar GFCI outlet circuit
iii. 20 -amp Wet bar appliance circuit
iv. 15 -amp light circuit #1
v. 15 -amp light circuit #2
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vi. 15 -amp outlet circuit #1
vii. 15 -amp outlet circuit #2
viii. 15 -amp outlet circuit #3
ix. 15 -amp outlet circuit #4
x. 15 -amp outlet circuit #5
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 $675.00 to complete.
f. (27) can lights to be installed throughout basement — Homeowner to designate
location of can lights; Can lights include LED trims.
i. NOTE: Contract includes (1) additional moisture resistant can light
fixture above shower. Homeowner understands that framing
requirements of home may not allow for can light to be installed exactly
center above shower.
g. Contract includes budget amounts for the following electrical fixtures:
i. Vanity light
ii. Ear pendant lights (x2)
iii. CMH standard LED light in stairwell closet
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 includes
(l) standard dimmer switches.
k. Contract includes (4) cable jacks in basement. Homeowner to designate location
of cable jacks prior to installation.
i. NOTE: Contract includes the installation of a 2" PVC chase in wall at
Play room for future HDMI cable installation. Homeowner to designate
location of chase prior to installation.
1. Contractor to provide and install (1) smoke detector in basement, if required.
in. 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 (2) 4"x8" recessed lights at basement stairwell
wall. Homeowner understands that structural requirements of stairwell may limit
possible location option for light installation. Lights to both be controlled by (1)
independent switch.
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. NOTE: Media area ceiling to have sound -reducing Rockwool insulation installed
to help further eliminate transfer of sound from basement level to first floor of
home. Contractor to also provide and install resilient metal channeling
throughout Media area ceiling.
3. Homeowner understands that this insulation is sound -reducing and will not sound -proof
any of these rooms.
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4. Contractor to provide and install visqueen/plastic over exposed insulation throughout
unfinished framed walls insulation. Plastic to be stapled to framing and will be installed
to protect insulation from items in storage area.
5. Drywall to be installed on all finished walls and ceilings throughout basement. Furnace
room to be left unfinished.
6. Drywall to be installed and finished throughout closet under stairs. Finish to match
basement drywall finish as close as possible.
7. Drywall finish to match upstairs walls, ceiling texture to match as close as possible.
8. 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. Furnace room: 3-0 RH (swing -in)
b. Fitness room: 2-8 RH (swing -in)
i. NOTE: Fitness room door to be a 15 -lite glass panel door
c. Bathroom: 2-4 RH (swing -in)
d. Bathroom closet: 2-4 LH (swing -out)
e. Playroom closet: 2-6 LH (swing -out)
f. Sewage pump closet: 2-0 LH (swing -out)
g. Closet under stairs: 2-6 RH (swing -out)
3. Contractor to provide and install door hardware on each newly installed interior door.
4. Bathroom vanity and top to be installed (Homeowner to select vanity and top prior to
plumbing rough -in). Contractor to provide materials as needed to complete proper
installation of vanity.
S. 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.
6. Contractor to provide and install shoe molding in all rooms with hard surface flooring
installed.
7. Contractor to provide and install panel molding to create decorative columns. All
molding to be installed to drywall surface at columns. Trim includes installation of the
following:
a. Panel molding in "squares" on each side — 2x/each side
b. Crown molding at perimeter of ceiling line
8. Contractor to provide and install cabinets in wet 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. Wet 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.
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10. Contractor to fabricate and install custom built-in at Media area and in Play room.
Homeowner and Contractor to agree upon all design elements of built-ins prior to project
start. Contract includes built-ins with the following specifications:
a. Plywood box construction
b. Shaker style doors/slab style drawers with soft -closing hardware
11. Contractor to provide and install spindle rail system at bottom of stairs. Contract
includes approximately (6) linear feet of railing. Contract includes a rail system with the
following components:
a. Stain grade handrail
i. NOTE: Contract also includes a matching wall -mounted stain grade
handrail
b. Paint grade balusters
c. Paint grade knee wall cap
i. NOTE: Homeowner understands that load-bearing column will remain
from floor to ceiling at bottom of stairs.
12. Contractor to provide and install MDF lxg ship -lap at Wet bar seating bar. Panels to be
installed with approximately '/4" space between. All ship lap to be painted to match trim
throughout basement.
13. 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.
Flooring:
1. Luxury Vinyl Tile (LVT) to be installed in the following rooms:
a. Bathroom
b. Fitness room
c. Wet bar
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.
S. Carpet to be installed in all other finished rooms of basement, including stairwell.
6. Carpet installation to include upgraded S# ''/z" pad.
7. Homeowner to select and purchase carpet from CMH Showroom prior to project start.
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Tile:
1. Contractor to provide and install tile backsplash at Wet bar.
2. Homeowner to select and purchase tile material at CMH Showroom prior to project start.
3. Contractor to provide all necessary mortar, grout and transition strips to complete proper
installation of all tile.
Shower Tile:
1. Contractor to provide and install the surround at shower in Bathroom.
2. Homeowner to select and purchase tile material at CMH Showroom prior to project start.
a. NOTE: Contract based on the installation of 3"x6" subway style tile at shower
surround.
3. Contractor to provide all necessary mortar, grout and transition strips to complete proper
installation of all tile.
a. NOTE: Contractor to also provide and properly install tile backer -board
throughout shower surround. All necessary waterproofing to be supplied and
installed as needed by Contractor.
Shelving:
1. Contractor to provide and install wire shelving in Play room closet.
2. Homeowner to designate location of shelves prior to installation.
3. Contract includes (3) rows of 15" deep shelving.
Mirrors:
1. Contractor to provide and install (3) 36"x72" mirrors on Fitness room wall.
2. Homeowner and Contractor to agree upon mirror location prior to installation.
AIV system:
1. Contractor to provide and install surround sound system and TV's as follows:
a. 120" Acoustically transparent screen
b. 4K Epson Pro Cinema black projector with spar lamp
c. 7.1 surround speakers:
L (2) Revel speakers behind screen
ii. (4) Revel speakers in ceiling
iii. (1) Klipsch sub -woofer
d. Yamaha receiver
e. Sony 4K Blue -ray disc player
f. Harmony touch -screen universal remote control
g. Sony 4K XBR-55X800G TV in Wet bar and Play room (55")
h. Sony 4K XBR-49X800G TV in Fitness room (49")
L All TV's to be mounted to wall; Fitness room TV to have full -motion
mount
2. Contract includes proper installation of all equipment listed above. Homeowner to
inspect all equipment upon installation to ensure all equipment is in proper working and
cosmetic order. Contractor cannot be responsible for replacing any items due to cosmetic
issues after project has been completed.
3. Contractor to provide instruction on how to use newly installed surround sound system.
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-GARAGE -
Insulation:
1. Contractor to provide and install insulation in unfinished walls of garage.
2. No other insulation included in Contract amount.
Drywall:
1. Drywall to be installed and finished on all non -drywall walls throughout garage.
2. Existing drywall throughout garage to be fully finished, ceiling to be textured. Wails and
ceiling to be finished to match house as close as possible.
3. Contractor to provide all materials necessary to complete all drywall work throughout
garage.
Trim:
1. Contractor to provide and install a window sill at garage window. Trim to match trim in
home as close as possible.
Paint:
1. All paint used in garage to be Sherwin Williams.
2. Contractor to paint garage ceiling with eggshell white paint.
3. Walls to be painted with custom color paint. Homeowner to select paint color at CMH
Showroom prior to project start.
4. Trim to be painted with semi -gloss paint to match trim paint throughout home as close as
possible.
Electrical:
1. Contractor to re -purpose shop lights from basement to garage ceiling. Contract includes
(6) lights installed throughout garage. Existing electrical junction boxes and switches to
be used to provide power to light fixtures.
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 9-10 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 August 26, 2019, with a completion date of
approximately November 1, 2019.
5. Start date and completion date based on successful completion of project selections by
August 26, 2019.
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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.
a. NOTE: Homeowner will also need to have items removed from garage for
garage scope of work to be completed. Homeowner and Contractor to work
together to create project schedule to ensure items from basement and garage can
be stored properly.
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:
Original contract as of August 6, 2019 to be in the amount of: $108,686.00
Basement payments to be made as follows:
a. $1000 deposit with Letter of Engagement
b. 15% at pre -construction meeting ($16,000)
c. 15% at mechanical rough -in complete ($16,000)
d. 15% at basement drywall complete ($16,000)
e. 15% at basement trim complete ($16,000)
f. 15% at LVT flooring installed ($16,000)
g. 15% at carpet installed ($16,000)
h. Balance at project completion; all change orders to be added/deducted from final
payment
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Craig Huckstep, CMH Builders
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