HOME RENOVATION WORK SCOPE

HOME RENOVATION WORK SCOPE
Provided by Dean Lancaster
January 30, 2012
Property Address: 2204 Suffolk St.
Charleston, S. C. 29405
Property Owner: Sam and Sylvia Ferguson
Sect. 1 General Conditions
• All work shall be done between the hours of 8:00 A. M. and 5:00 P.
M. Should contractor require occasional work outside these times,
approval from the homeowner should be obtained prior to the time
that work is requested for
• All work areas are to be left broom clean at the end of each work day.
• Work that requires disruption of utility services should be planned
with the homeowner in advance of the required outage so that
reasonable plans can be made to accommodate this by the home
owner. All efforts should be made to minimize the time that outages
are required.
• Contractor is to include the costs for providing a roll-off dumpster to
handle all trash.
• Specific work items will be listed in the following work scope.
However, if unforeseen conditions that were not apparent due to being
covered by building finishes, immediate notification must be made to
Debbie Kidd with Homeownership Resource Center. Resolution to
the previously hidden problem must be made and an agreement on the
price or cost to fix the problem must be reached prior to any work
being done. The resolution and cost should be in a written form.
• Each contractor bidding the work should make a site visit to the
property prior to submitting a bid. Site visits should be coordinated
with and arranged by Debbie Kidd.
• Contractor should include the cost of supplying and maintaining a
potable toilet during the course of the project
• A list of proposed subcontractors or work planned to be subcontracted
should be included with the bid
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• A schedule of the work shall be submitted with the bid. The schedule
shall be of sufficient detail that major work areas and work disciplines
are described. The schedule will be based on work weeks for
submittal purposes. Once the contract is awarded, actual dates can be
applied so that contract progress may be monitored.
• Contractor will be provided a copy of the home inspection report
provide by Accu-Check Home Inspection and a copy of the Lead
report provided by volkmar Consulting Services, LLC.
Exterior Work Items
• Remove and replace existing roof: Remove the existing asphalt
shingle roof in its entirety and dispose offsite. Some roof sheathing is
of suspect quality. For bid purposes, anticipate replacing roof
sheathing equivalent to 3 ea. 4x8’ sheets of plywood. For estimating
purposes, use 5/8” thickness sheathing, however, if it is found not to
match existing sheathing thickness, existing sheathing shall govern.
New rolled building felt is to be installed in accordance with
specification R905 of the International Building Code. . A continuous
ridge vent shall be installed when the roof is replaced. The existing
roof is not cut to accept this system but will have to be done. Asphalt
shingles shall comply with ASTM D225 or D3462 and shall be three
tab attachment features and have a 25 year manufacturers’ warranty.
Fastening shall be per the manufacturer’s recommendations or IBC
provisions, whichever is more stringent. New plumbing boots are to
be supplied and installed and properly tied in along with the new roof
installation. Note that the present “caulking“around the chimney is
cracked and flaking away. Remove the deteriorated portions of this
asphalt material and apply a new asphaltic coating to achieve a
watertight installation. Closed valley type of installation is acceptable.
Work execution, starting with removal up until finishing shall be done
in the shortest time possible. Portions of the roof left unprotected at a
shifts’ end shall be protected by temporary canvases or other
protective means to maintain the integrity of the home interior. Any
flashing materials required shall be per the IBC code section R905.
Total roof area is 19 sq. total vented roof cap is 30lf
Cost to remove and replace existing roof $
Unit cost of sheathing over 3 $
1. The exterior sheathing, including the soffit and fascia are to be
removed and replaced with vinyl siding. New sheathing is to be
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installed as well. All sheathing will be ½”OSB with an economy
grade house wrap installed per manufactures requirements. The
siding installation is to include all new flashing at doors and windows
in a compatible manner to the siding manufacturers’ details. New
fascia and soffit cladding is also to be installed that is compatible with
the siding product chosen. A ventilated soffit is to be employed. It is
anticipated that some rotted/deteriorated wood will be encountered.
Once identified, the best repair procedure will be determined, priced
out and implemented. Repair/replacement of rotten wood will be
treated as an extra to the base scope of work. Siding installation is to
include all pertinent corner details, closure strips and transitions where
the siding meets doors, windows and any change in siding direction.
Total area of vinyl replacement siding is 14 sq total fascia and soffit is
150 lf.
Cost of Siding $
Cost of repair/replace rotten wood $
2. Remove and replace the front and back entrance doors. The new doors
should be pre-hung units suitable for exterior use. New locksets and
dead bolts are to be supplied. Locksets should be keyed alike. New
storm doors are to be supplied as well of the same type/design as existing
that exists on the local market. Size of door units are 2668 RHIS and
2868 LHIS.
Cost of new doors and hardware $
3. Replace existing electrical convenience outlets with GFCI type
receptacles installed in weatherproof boxes and covers.
4. Three each exterior lights are missing, (mounting box and wiring are
in place. Contractor is to supply and install new fixtures, “contractor
quality” suitable for outdoor environment.
Cost of 4, 5, and 6 – Misc. Electrical $
5. A new deck is to be installed on the front of the home. The deck is to
be 4’X4’ with new steps attached and be accessible to the front door.
As there are several ways this could be framed, the contractor must
comply with the lumber type and grade span tables and feature details
described in Chapter Five of the International Residential Code. All
wood employed should be pressure treated. Wooden support columns
shall be concrete encase, with the concrete rising slightly above grade
A canvas awning will be installed over front door. Size of awning
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should be 6’X4’. Again, all details and fastenings shall be per the
applicable sections of the IBC.
Cost of new deck using new stairs $
Cost of new canvas awning $
6. Additional foundation vents are required. There should be 1 sq. in. of
vent for each 150 sq. ft. of area covered by the house. Need to add
total of 4 vents in concrete block wall
Cost of deck foundation $
7. There is an improperly framed addition on the front left side of the
house. Two conditions need to be corrected, 1) a poorly supported
ledger beam and 2) an improperly supported center support. The
ledger beam repair is to consist of spot footers being constructed
under ledger beam, blocks should be constructed on top of footer,
supporting beam. The spacing of these piers should coincide with the
joist locations. A spot footer should also be constructed under center
support using block to support beam. Each pier in both repairs must
be adequately shimmed/wedged so that each support carries floor
loads down to the foundation. All spot footers should be minimum
24” X 24”. 12” deep
Cost of supporting ledger beam $
Cost of center support $
8. Presently the under floor of the home is not insulated. Once the floor
support modifications are made, insulation is to be installed to achieve
an R-19 insulating value. All bats are to be held firmly in place with
staples or wire spring hangers. All crevices and irregular spaces are to
be hand packed with loose insulation.
Cost of insulation $
INTERIOR WORK
1. Several rooms have damage to the ceiling and walls, most probably
due to roof leaks. All damaged, wet areas are to be removed back to
sound material. For small repairs, spackling may be used however it
is anticipated that new drywall will have to be installed in most cases.
New drywall is to be adequately supported, fastened and taped and
smooth ready to accept paint. A smooth surface between existing and
repaired areas is required so that evidence of the repair is hidden once
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the room is repainted. All repaired walls and ceilings are to be
repainted using a primer coat and one finish coat of interior latex
paint. Note that the entire room should be painted where these repairs
take place. Trim work in these rooms is to be painted as well. Rooms
with ceiling and or wall repair are the dining room, great room and
bathroom. The bathroom is the most extensive of the required repairs,
with the wall behind the toilet and vanity requiring the most attention.
The bathroom ceiling is to be replaced in its entirety.
Cost of wall/ceiling repairs and all painting required as specified $
2. There is a “soft spot” in the kitchen floor as indicated by the cracked
and broken tile. Contractor is to remove the tile in the kitchen and, for
estimating purposes, use an area of 10 sq. ft. of subfloor to be
replaced. A new piece of sheet vinyl will be used for floor covering in
kitchen. All necessary repairs to floor will be made before floor
covering replaced. There is a 6’ countertop to be replaced using a
remnant level 1piece of granite. There will be a 4” backsplash for this
top. There will also be a new stainless steel sink to be replaced and
new Faucet added. The total kitchen floor area is 16’ X10’
Cost of the repair using vinyl floor covering $
Cost of Formica counter, stainless steel sink and faucet $
3. Electrical - There are several electrical items that need to be repaired/
upgraded.
In the kitchen, install a GFCI receptacle and cover plate
over the receptacle with the broken cover plate.
In the back bedroom, there is a wire splice outside of the
wall. This splice is to be placed in a junction box set into
the wall and have a solid cover put on the box. Repair
any of the necessary wall areas damaged by this repair.
The front bedroom has an open mounting box where a
light fixture was apparently mounted. The contractor is
to install a new cover plate on this box to make the
installation code compliant.
The main distribution panel is to be replaced with a 200
amp box. New circuit breakers are to be installed and
labeled to reflect their service. The incoming wire size
needs to be checked to see if it is capable of carrying the
full distribution box capacity. Size is to be 2/0 AWG
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copper or 4/O for aluminum or copper clad aluminum
wire.
The TV room at the rear of the house has exposed wire
showing. The wire is to be traced and if found to be in
service must be brought to code compliance by placing it
in conduit or embedding or routing it through the wall
interior. The security system wiring is to be removed and
discarded. All wall holes or openings required to do this
work must be repaired and that wall repainted.
The existing bathroom exhaust fan needs to be replaced
with a new fan. Dispose of the old fan unit.
The kitchen light fixtures are to be replaced with new
like type units.
Cost of electrical work $
4. Bathroom – The bathroom is to receive a new sink and faucets.
Vanity is to be contractor’s grad 24” unit available at building
supply outlets. A new mirror and light fixture are to be installed
as well. Also, the tub is to be removed and replaced with a
combination shower unit that has a connecting wall system to
make a neat and workman like installation. Shower unit is to be
made of commercially available plastic or fiberglass. There is to
be new shower valves installed. Handicap accessible bars are
also to be installed in shower area. Tub is standard 5’. Total
bathroom size is 7’X5’. Floor covering will be sheet vinyl
Cost of bathroom repairs $
5. The roof framing, as seen from the attic has, has four “jack
studs missing from the roof support structure. Install new 2x4
jack supports bearing on the ceiling joists below and as plumb
as can be achieved.
Cost of roof framing $
6. Contractor is to supply and install either a conventional heat
pump or a split system using gas for a combustion fuel. The
installation is to include all duct work, thermostat, registers and
diffusers and wiring to make a completely functional system.
Before making the choice of equipment or unit type, a review of
the existing electrical system should be made as lack of
capacity may determine which type of system is to be used. All
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aspects of this work shall be done by a licensed mechanical
contractor and in accordance with the International Residence
Code. Also, the existing gas heater is to be removed and the
wall patched, once the definitive solution for restoring heat is
made.
Cost of Central heating $
7. Bedrooms no.1&2 are to have the carpeting removed and
replaced with new carpeting. Carpet shall be made of a
polyester fiber and have a new pad installed as well. The pad
shall be made of felt jute or a mix of jute and rubber.
Contractor is to supply owner of the home available color
choices for their selection. Size of BR 1 is 13’X11’. Size of BR
2 is 13’X15’
Cost of carpeting and installation $
8. The living room floor covering shall be removed and replaced
with sheet vinyl using a manufacturer recommended adhesive.
Contractor is to show the homeowner samples of available
colors from which to make a selection. Size of LR is 14’X16’
with 4’X4’ foyer.
Cost of vinyl flooring and Installation $
9. Contractor is responsible for providing homeowner with a
POD unit or like locked storage unit to be placed in their
driveway to store furniture and household goods during
construction.
Cost of POD unit $
10. Lead Paint – This property has been identified as having
leaded based paint in certain areas of the home. Minor exterior
areas, one interior window, bathroom ceiling, a wall, door
frame and chair rail in the kitchen all have been identified to be
lead hazards. The contractor is responsible for having the lead
removed in a safe and secure manor and responsible to produce
a lead free certificate at the end of construction. See lead report
provided by Volkmar Consulting Services, LLC.
Cost of Lead abatement $
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Contractor is also required to assist homeowner with moving heaving
furniture such as bed in master bedroom during carpet installation.
11. WINDOWS- All windows will be changed using a new
construction vinyl window with integrated j- chanel. The interior will have a
wood extension jamb.
Sizes are for estimating purposes only will need to be verified
before installing.
Sizes are as follows: 2856 (6)
2828(3)
18410(1)
4040 with HR attached at top (1)
Total cost for windows $
12. MISC TRIM- will need to provide and install window and door casing
to all new windows and doors. Will need to provide all new shoemold to
areas with new vinyl sheet floor covering.
Total cost for misc trim $
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