HomeMy WebLinkAbout05050118-Heating/Cooling Specs 1/I HO ES
8465 Keystone Crossing
Suite 145
Indianapolis, Indiana 46240
(3171 254.0336
~ REGENCY & SHOWCASE SERIES
STANDARD HEATING A/{D COOLING SPECIFICATIONS
The Heating Subcontractor understands that the HVAC System and base price is
based upon our All Electric standard house specifications, (including the ~e-
~ignated' standard foundation type), which will include R-35 ceiling insulation,
R-13 %ells~ with insulated sheathing, and R-Il four foot drape on the basement
walls, air infiltration package and thermally broken windows.
The Heating Subcontractor agrees that his base price includes an electric furnace
and heat pump of the specified sizes, all necessary ductwork required for ceil-
ings of any end all heights and supply runs co all walk-in closets on outside
walls, registers and grilles, (including individual return air ducts in the
Hallmark Regency and Showcase Series models only), dryer venting, temporary
thermostats during w~nter months, the covering of all duct openings to eli-
minate the infiltration of debris during construction, bath fan venting directty
to the outside with seperate wall COVer o~ roof louver, furnaces set during
rough-in stage as required, non-insulated duct work in all non-conditioned
areas including crawl space, dameers on all suuply runs, low voltage wiring,
all required permits, licenses a~d fees, price'nrotection through all selection
sheets received by D~ember 31, 1989 and year round, 24 hour, emergency service
throughout the warran=y peridd.
Ail work shall be installed per the Heating Subcontractor's layout, in a workman
like manner, in strict compliance with any and all applicable codes, rules,
regulations and ordinances so as to provide and ~ a 75' temperature
difference on heating and a 20' temperature difference on cooling for e~ch
of the model homes including the balancing of the'system, the insulation of
a new furnace filter at the end of the construction ~eriod and a minimum warranty
of one (1) year on all parts and labor, five (5) years on the compressor and
one (1) year on the furnace.
M/IHOMES
8465 Keystone Crossing
Suite 145
Indianapolis, Indiana 46240
(317) 254-0336
HALLMARK, HALLMARK REGENCY & SHOWCASE SERIES
SPECIFIC PLUMBING SPECIFICATION
1. All soil lines, stacks and vents.shall be PVC Plastic with 3" risers
to the 2nd floor C.I.
2. Furnish and install plastic laundry box (dryer venting by others).
3. Furnish and install 2" floor drain to sump pump (delete and ~ssue
credit if not applicable).
4. Furnish and install 2%" anti-freeze sillcocks.
5. Furnish and install i Zoeller ~53 Sump Pump (pit by others) with
with sump line stubbed 3' beyond foundation (delete and issue credit
if not applicable.
6. Provide any and all plumbing work for electric furnace, heat pump
7. Provide rough-in and prepare for hook-up of 1 icemaker.
8. Furnish and install ~;~ radon vent from basement, stub to attic & cap.
9. Furnish and install wa~er heater venting to furnace flue installed
by others.
10. Install dishwasher hook up only.
ll. All backfill, lay tops, dishwasher and dryer vents to be installed
by others.
FIXTURES
1. Tub-American Standard 5' s~eel (colored) or equal with Hoen Chateau
fixtures and trim.
2. Water Closets-0erber ~71-212 Elongated Closet Combination Color or equaL.
3. Lay Trim-La? tops by others with Hoen Chateau fixtures and trim.
Kitchen $ink-Elkay CHR-3322 D.C. Stainless Steel Sink with Hoen Chateau
fixtures, trim and sprayer.
5. Shower Base-3S" x 36"(or designated size) molded stone shower base
with Moen Chateau fixtures and tr~m.
6. Dis lirla~ay Disposal or equal.
r-A.O. S%:ith 52 gallon electric hot water heater.
M/IHOMES
8465 Keystone Crossing
Suile 145
Indiana,)oils, tndiana 46240
(317) 254-0336
HALLMARK, HALLMARK REGENCY & SHOWC. ASE SERIES
STANDARD PLUMBING SPECIFICATIONS
GENERAL SPECIFICATIONS:
1. Ail required permits, fees. licenses, etc. shall be obtained by the_
Plumbing Contractor and'shall be included in his base bid price.
2. Ail work shall comply with any and all applicable local,
national codes, regulations, rules and ordinances.
state and
All open ends of pipes and drains shall be temporarily sealed to
prevent infiltration of construction debris.
4" PVC Soil Line shall be stubbed to 3' beyond foundation or connected
to sewer line installed by others.
Ail water supply lines shall be copper with 3/4" water line stubbed
3' beyond foundation or connected to water service line installed by
others,
6. Ail base bid prices shall be based upon the designated standard All
Electric house plan (excluding anf options and/or extras) including
the standard foundation type for each specific plan.
7. The number of fixtures and/or appurtenance may vary according to each
standard house plans (e~clu~in~,~ption). The Plumbing Subcontractor
WaErant~.that his base bid price.includes all fixtures and/or &ppur-
tenances'required for a'complete job'of plumbing for each standard
house plan,
The Plumbing Subcontractor shall keep the ]ob site clear of all related
debris in designated area and broom sweep house as may be required.
Base bid prices shall include a minimal 1 year warranty on all work-
manship, parts and labor.
8465 Key$1~ne Ctoss~ng
Suite 145
Indianapolis, Indiana 46240
(317) 254.0336
~ & SHO'WCASE SERIES
kTAHDARD fALL ELECTRIC) ELECTRICAL I~IRING SPECIFICATIONS
200 AmP Service
220V Furnace Ci'rcuit . .
220V Air Conditioning Circuit *
'220V Range Circuit
220;,D~)e
220V Wa:er Heater Cir'cuit
II0V I,;iring for Sump Pump
iIOV Circuit for [,;asher
· 110; CA.'?cuit for Disoosal.
-, ....... ~ R. ceotacles-per P~.n
..... s =ar'Plan & Code
~ath Fans-Per ?!~h '. '" '
Seth/Fan 519h~ Combination-Per Plan
Porc~!a~n Typs .~xturas .er Plan
I Chime
3 ?e!eoben~ ?rewires ·with jacks
3 Cable Te!evis~qn Pram'Ires
. ~ , %... Sw;:cbes'-er--lam
~e;~s2d ;l~h~S (,~lth Trl~ G Lgmps)-Pe~ Plan
Oce~incs-?er Plan " ,
ilOV [';iriDg for padd!e'*an-P~r Plan
i!0V Wlring for and insta!la~lon of (1 Yard Post Light-Per House
the wiring dAeo. ra,,'l s,,c-n on a . . · ~ J ...... me are currently
located and/or no~ - '- .... =- w{rinq included in nas
· ;All co·D1? with all applxceOle cooes a~u ~ .... . ..
base prxce' '-r .- ~ --~ ........ ~ electrical openAngs
and all ~ther devices) which function correctly anu ~:=
** InCluding high vol:age
exterior discogneat.~.
-!
wiring from the exterior wall to the condensor(including
ROUGH FRAffING SPECIFICATIONS
This document defines both M/I Schottenstein Homes, Inc. and the framing
o tractor's responsibilities in the framing phase of construction. It is
subc n
intended as a guideline that will define M?I Schottenstein Homes, Inc. standard
of q~ality and professionalism. The framing subcontractor's work will not be
considered complete until all specifications here-in contained are fully met.
GENERAL SPECFICAT_IONS
1. Provide subcontractor with an accessible backfilled foundation ready
to frame on.
2. Provide a complete set of blue prints indicating any options,
changes, rough opening sizes and any other pertinent information.
3. Provide all framing material required (excluding nails) through a
local supplier.
4. Provide electrical power within 150' of foundation.
5. H/I Homes' supervisor will check with frame carpenter at least once
a day to answer questions or interpret prints, and get material
shortage list.
1. Ail work to be done per established bid price, established option
price or "extra work order" including scope and price of extra work
issued and approved by supervisor.
All options and extras to be invoiced separately from standard bid.
3. All labor, tools and equipment required to be provided by
subcontractor.
4. All work to comply with the following framing specifications.'
5. Subcontractor is responsible for protecting materials during the
framing phase.
6. Costs for losses incurred due to subcontractor neglect, misuse
or
irresponsibility will be deducted from bid.
Subcontractor will return to do supervisor's correction completion
punchout checklist at supervisor's request.
FRAMINGSPECIFiC6TIONS
Foundation 1. Check foundation for correct dimensions, square and level,
2. Install all beams level and straight (string side to side and front
to rear).
3. Shimming in beam pockets to be done with steel shims.
4. Stanchion posts to be installed plumb on solid bearing with
adjustable base down and top tabs tightly wrapped around beam
flange.
1. Sill sealer will be installed at all locations indicated on attached
drawing.
?.
8.
2. Sill plates to be treated material, installed 5/8" inside foundation
to allow for insulated sheathing, with foundation straps properly
secured.
3. Install )oist system per provided layout.
4. All joists to be crowned up with excessive crowns (3/8") thrown out
or used for blocking,
5. All joists to be toe-nailed into sill plates and beam plate with (3)
8d nails at each end and laps nailed,
Bridging to be installed (properly separated where crossed) with (4)
nails each and kept above bottom of~ j°istS'eb
Solid blocking to be installed abo e all aring points (beams or
bearing walls) except where cantilevered over.
Subfloor adhesive to be applied at the rate of (1) 32 oz. tube per
two sheets of subfloor.
subfloor to be glued with bothsurfaces clean and nailed per nailing
schedule one sheet at a time.
All joints, both T&G and butt, to be glued. Butt joints to be
blocked from below.
Basement Stairs 1. Maximum rise to be 8-1/4". Minimum effective tread to be 9" (see
diagram).
2. Install treads wi~h (3) 16d nails per side through stringer.
3. Install stairs with (3) 16d nails per side through stringer into
floor system,
4. If stairwell has sidewalls, nail stringer into each stud with 7/16"
shim between from underside of stairs,
5. Minimum headroom from top of stringer to any obstruction is 6'-8".
6. Check treads for level.
7. Stairs to be hung from floor system with (4) 2X4'S in winter (if no
basement floor).
8. Install (2) 2x4's per side of basement stairs without sidewalls, one
at bottom and one approximately 4' back from handrail mounting.
Exterior Walls
~1 exterior walls to be studded 16" O.C. with double top plate (all
2 story houses with walkout basements to De 12" O.C.).
corners or t-ply if window or door openings are too close to corner.
5. Sight all studs and put bows the same way.
6. Exterior wall corners to be 3 stud as diagram.
7. Window rough openings to be per supervisor's direction.
8. Ail sheathing to be installed with cap nails at perimeter 12" O.C.
(stapling permitted in field only).
9. All sheathing vertical butt Joints to break on studs.
10. All sheathing joints or breaks to be taped. Holes are to be filled
and taped.
Fireplace openings per detail.
12. Garage door openings to be correct size, square and per detail.
13. A continuous bead of glue to be applied at all bottom plates to
subfloor.
Windows and Doorg
1. Ail windows to be set per manufacturer's instructions,
plumb and
square with exterior nailing flange taped.
All wood windows to have 1/2" inside revealed for drywall.
All doors to have aluminum flashing underneath.
All doors to se set plumb, with a 1/2" reveal to inside for drywall,
shimmed at 3 places on each side jamb and nailed with 16d galvanized
casing nails, and install long screws provided for top hinge.
Doors shall be checked for square by checking for even margin
between door and jambs along top and sides.
On aluminum windows, sills to be set in glue with 1-1/2" projecting
into room. Window side of sill to be stuffed with sill sealer
before installation.
Set trusses per truss layout,
All trusses and rafters to De nailed per nailing schedule.
Gable ends and trusses to be braced per the manufacturer's
instructions.
Install lx4 catwalk above ceiling joist full length of roof system.
5. Roof sheathing tc be installed with H-clips (1 per each bay),
6. Roof decking to have a 1-1/2" to 2" gap at peak for ridge vent.
7. Truss tails to be aligned and straightened before lx6 subfascia is
installed
8. 2x6 blockin~ is required between studs at roof lines to allow for
installatio~ of st~) flashing.
9. Blocking is required between studs at ceilin= lines of cathedral and
vaulted ceiling for fireblocking.
Inter,lot Walls
l. All interior wall studs to be 16"
floor joists where possible.
2.
3.
O.C. and stacked over and under
partitions {see detail).
5. Door headers on non-load bearing walls can 2x4..
Door headers on load bearing walls to be 2x6.
7 Medicine cabinet rouah-in to be 14" wide and 18" hioh,
rouGh-in to be 72" AFF and rough-in to be no closer than
inside corner,
8.
Sight studs and put bows the same way,
Install (3) flat cross blocks between exterior wall studs where
interior walls intersect (see detail].
Install 2x4 flat blocking between trusses every 24" over interior
Top of
3" from
Bottom plate of interior walls that run perpendicular to floor
joists are to be nailed into joists only. Walls parallel to joist
are to be nailed into 2x4 flat blocking under subfloor every_ 24".
Stairs
1.
Set stairs with treads level.
2. Shim 1/2" each side and nail into every sidewall stud from
underneath treads.
3. Install 2x4 flat blocking on bottom side of all finished stairs at
every other tread bay.
11.
12.
13.
14.
All inside corners at walls and ceilings to be checked for drywall
nailers.
2. Install 2x4 blocking for handrails and shower doors.
3. Install 22-1/2"x30" attic access per plan and wrap with 12" plywood
rips.
4. 2',8 Drapery blocks to be installed at each window, centered on top
o£ the window and out 12" from each window.
6. Tub deck, if required, to be installed per drawing.
7. Install 2x6 garage door bucks (3/4" into opening with torsion bar
block per drawing,
8. Install kitchen cabinet bulkheads, if required (proper length x14"
deep and 85" above subfloor if vinyl, 85-1/2" if tile or wood.
9. Any masonry fireplace openings or broken or backordered door or
wzndow openings to be covered with t-ply scraps.
~ng or plywood rips to be installed at dropped ceilings,
.... ~eads and stair rake ceilings.
Ail cantilevers and overhangs to be cove red with t-ply.
All chases to be covered with plywood caps.
All cathedral and vaulted ceilings to have fan blocks in center of
room.
Install garage step.
1. House and basement shall be left broom clean, with' debris removed
from crawl.
2. All debris to be placed in one pile in front yard in trash ~asket
(located by supervisor).
3. All good material is to be stacked neatly in garage on floor next to
outside wall if floor is poured. If floor is not poured, material
is to be placed on a rack built on the outside wall.
.11 be expected to make one return trip to house at
complete and perform punchout.
Areas of Critical Dimensions! 1. All cabinets, vanities and tops
2. All window and door rough-ins
3. Tub and shower area
4. Vinyl floor areas for squareness and flatness
Subcontractor
M/I Schottenstein Homes, Inc.
Date:
Date~
4
hldiana~lis, hldi:ula,i62.iO
317/254-0536
· FfiX 317£254-01,i6
HALLHAR_~K HALLHARK REGENCY & SHOWCASE SERIES
STANDARD DRYWALL SPECIFICATIONS
~he Drywall Subcontractor understands and agrees that his base Prlce for
each of the Standard Hodel Plans includes all labor. Haterials,
insurance, tools, equipment and taxes necessary to complete all drywall
stocking, hanging, finishing and ceiling texturing in a prompt,
competent and workmanlike manner including the following:
All drywall to be 1/2" regular except as follows:
A. Water resistant (WR board around all tubs and showers.
B. All 2' 0" O.C. Trusses or Rafters to have 5/8"
2. All ceilings Co receive a "Light Daub" texture (Excep% garage
ceilings in Hallmark Serles Hodelsj.
All raised, vaulted and/or cathedral ceilings and arches and as
shown on standard model plans (Excluding optional and/or extra
items.
4. Ail scraping and sweeping oX floors and hauling away of all
related waste and debris from job site.
5.All final touch-up and punch-out work including 1 year warranty
Inspection and punch-out (Including nail pops, settlin, g cracks
and tape and/or texture defects;
6. Standard garage work shall be as follows:
A. Hallmark Series Garages-all common walls and ceilings to be
drywalled and fire taped only,
B. Hallmark Regency & Showcase Series Garages-all walls are to
be drywalled, taped and finished and all ceilings to be
drywalled, taped and textured.
Drywall Subcontractor
Date: