The following are the specifications that Lavender Homes follow for each home that is built.

 

A:  LOT

 

Grading....................................................... Compliance of grades to Site Plan “As Built”

Landscaping.............................................. lot grade only

Retaining/Wing walls............................... Not  included

 

 

B:  CONCRETE

 

B-1:  FOUNDATION

 

Footing and wall concrete....................... 20-25 mpa concrete (or as required by grade slip/Engineers recommendation)

Wall rebar................................................... 2 double rows of 15 mm rebar to walls (or as per Engineers recommendation)

Footing rebar............................................. 3 single rows of 15mm rebar

Damp proofing.......................................... Tie holes tabbed, concrete tarred from footings to grade

Weeping tile............................................... length of house footing

Foundation walls...................................... 9’0” High, 8” thick

Ladder Board (Basement Slab)............. P.W.F. 2 x 4 (Treated Lumber) below finish grade only on the rear elevation

Window wells............................................. Galvanized steel as required by grade with weeping tile drain

 

 

B-2:  FLAT WORK

 

Basement slab........................................... 5 1/2”-20 mpa concrete over 6” gravel base

Basement rebar......................................... As required (with walk-out or underslab heat)

Garage slab................................................ 4” 30 MPA Duramix concrete with 10mm rebar 24” o.c. over 6”

                                                                      gravel base

Driveway.................................................... 5 ½” Broom Finished, 30 MPA Duramix concrete with rebar at 24” o/c

Sidewalk..................................................... 5 ½” Broom Finished, 30 MPA Duramix concrete with rebar at 24” o/c

                                                                      (42” wide), includes steel support brackets

Driveway & Sidewalk layout.................. As per site plan

Front step................................................... Pre-cast Broom finished concrete as per blueprint (seams as required)

                                                                      (Wood verandas as per specific blueprint, see C-6)

Rear patio.................................................. Not applicable

C:  LUMBER & FRAMING

 

C-1:  FLOORS

 

Joists............................................................ Engineered as per blueprint

Beams......................................................... As per blueprint

Sheathing................................................... 23/32” T & G OSB, nailed, screwed, glued

Sub-floor.................................................... 3/8” plywood to tile areas, 3/8” K-3 board to lino areas

 

 

C-2:  WALLS

 

Interior........................................................ 2 x 4 or 2 x 6 spruce @ 24” o/c (as per blueprint)

House Exterior.......................................... 2 x 6 spruce @ 16” o/c (as per blueprint)

Garage Exterior......................................... 2 x 6 spruce @ 16” o/c

Basement perimeter................................. 2 x 4 spruce @ 24” o/c

Basement Development.......................... 2 x 4 @ 16” o.c. spruce or metal stud(if applicable)

Exterior sheathing..................................... 3/8” OSB

Main floor height...................................... as per blueprint

2^nd floor height........................................... as per blueprint

 

 

C-3:  ROOF

 

Trusses........................................................ Engineered @ 24” o/c

Sheathing................................................... 7/16” OSB with “H” clips

Rough fascia............................................. As per blueprint

Garage/House........................................ Cardboard insulation stops

 

 

C-4:  STAIRS

 

Stairs........................................................... Construction grade

Interior straight ......................................... Western Stringer / Closed riser as per blueprint

 

 

C-5:  DECK NAILER 

 

Deck nailer................................................. 2 x 10 –Treated Spruce painted to match body of home

                                                                      (location as per blueprint)

 

 

C-5A:  REAR DECK (as per drawing) – See Schedule “B”

 

Joists............................................................ P.W.F. 2 x 8 or 2 x 10 as required  (layout as per blueprint)

Decking....................................................... 5/4” Weatherwood decking (screwed)

Deck railing................................................ Aluminum

Stairs........................................................... Wood, open tread

Stair railing................................................. Aluminum

 

 

C-6:  WOOD FRONT VERANDAH (if applicable to blueprint)

 

Joists............................................................ P.W.F.2 x 8 or 2 x 10 as required (layout as per blueprint)

Decking....................................................... 5/4”  Weatherwood  decking

Decking railing........................................... Aluminum

Stairs........................................................... Wood, open tread

Stair railing................................................. Aluminum

Skirting........................................................ As per blueprint

 

 

 

D:  EXTERIOR WINDOWS AND DOORS

 

 

D-1:  WINDOWS

 

Style............................................................ Picture /slider , casement as per blueprint

Material...................................................... Extruded PVC with P.V.C. jam extensions

Glass............................................................ regular clear double glazed

Grill style/colour........................................ if Applicable

Skylites....................................................... size and location as per blueprint

Basement windows.................................. 2 – 48” x 24”  Vinyl Sliders or as per blueprint

 

NOTE: Preserve film to exterior and interior sides, upper flashing to all windows

 

 

D-2:  DOORS

 

Front door………………………………Fiber-glass, 6 panel raised and embossed-painted with door viewer

Exterior door casings................................ Wood - painted

Front sidelites............................................. As per plan

Garage to house........................................ Fiber-glass, 6 panel raised and embossed-painted

Nook door.................................................. As per blueprint

Garage man door...................................... If applicable- Steel, 6 panel raised and embossed-painted

Striker plates/hinges................................. Chrome

 

 

D-3:  GARAGE OVERHEAD DOORS

 

Size.............................................................. As per blueprint

Style............................................................ Steel insulated R12 Embossed Panel

Opener........................................................ Residential 3800 side mount

Digital keyless entry................................. Not included

 

 

 

E:  EXTERIOR FINISHES

 

 

E-1:  HOUSE

 

Front Elevation......................................... As per blueprint

Wall finish.................................................. Vinyl (double 4.5 cove)

Building Envelope.................................... One Layers of building paper

Windows..................................................... top flashing to all windows

Batten detail.............................................. if applicable, Aluminum as per blueprints

Masonry..................................................... As per blueprint (color as per approved A/C)

Soffit, Fascia & Eaves............................. As per blueprint (color-as per approved A/C)

Shutters....................................................... As per blueprint (color-as per approved A/C)

Roofing Materials..................................... Asphalt  (or as per approved A/C)

Parging........................................................ Cement parging to exposed foundation above grade

 

 

 

E-2:  HOUSE (STUCCO, NOT APPLICABLE)

 

 

 

F:  PLUMBING

 

 

F-1:  HALF BATH

 

Basin........................................................... Sterling “Sanibel” sink Lav 4CC

Basin fixture.............................................. Kohler “Devonshire” faucet

Toilet........................................................... Sterling “Windham” toilet tank

 

 

F-2:  MAIN/ENSUITE BATH

 

Basin........................................................... same as F-1

Basin fixture……………………………same as F-1

Toilet........................................................... same as F-1

Tub/Shower............................................... Hytek (Model 6042/6043) Fiberglass one-piece unit - Bisc

Tub/shower fixture................................... Devonshire fixture KT 395-4S

 

 

F-3:  ENSUITE 4 PIECE BATH (Optional)

 

Basin...........................................................

Basin fixture..............................................

Toilet...........................................................

Bathtub (Hytec)........................................

Roman tub filler........................................

Shower........................................................

Shower Fixture..........................................

 

 

F-4:  BASEMENT BATH (as applicable to plan)  (OPTIONAL – See Schedule “B”)

 

Basin/s........................................................ Rough-in only  (no water lines)

Basin fixture/s........................................... Rough-in only  (no water lines)

Toilet........................................................... Rough-in only  (no water lines)

Tub/Shower............................................... Rough-in only  (no water lines)

 

 

F-5:  KITCHEN

 

Sink............................................................. Kohler K8801-VS DVO

Sink Fixture................................................ Kohler K 596-VS simplice deck

Chrome

Water line to fridge................................... Included with Hook-up

 

 

F-6:  LAUNDRY (as applicable to plan)  (OPTIONAL – see Schedule “B”)

 

Washer Service.......................................... Bradford Wall mount, hot & cold supply with drain

Sink ............................................................ as per plan

Sink Faucet................................................ as per plan

F-7:  MISC:

 

                                                                       

Water Lines................................................ PVC waterlines with shut-off to all basins and toilets

                                                                     

Hot water tank ......................................... 1 power vented energy efficient Pheem - 40 gal

                                                                     

Lawn service.............................................. 2 Exterior hose bibs

Sump pump............................................... As required by grade -1

Sewer Protection....................................... Main Line Full Port Backflow Prevention Valve

 

 

F-8:  UNDER SLAB HEATING (NOT APPLICABLE)

 

 

F-9:  GAS LINES

 

Standard locations................................... Furnace, Hot Water Tank, One Fireplace, rear deck

 

 

 

G:  HEATING

 

 

General....................................................... General heating layout as per applicable codes

Furnace....................................................... Bryant High Efficiency, 95% efficient, 2 stage evolution #355AAV                                                                                                                                                                                                                                                                     

***There are no chimneys  included as the high efficiency furnaces do not require them, side vent

Thermostat................................................ 1 White Bryant (Evolution system) Programmable

Humidifier.................................................. included

Heat registers............................................. White metal

Cold air returns.......................................... White metal

Range hood venting................................. 6” vented to exterior

Dryer venting............................................. 4” duct vented to exterior

 

NOTE: Hood fans in excess of 300 C.F.M. will require make-up air unit, this additional item shall be at the purchaser’s expense

 

 

NOTE: Altering the plan, in any way, (i.e. adding square footage, adding/changing windows/walkout basement) may result in an additional furnace being required or modifications to heating system, these modifications and additions will be at the purchaser’s expense

 

 

H:  FIREPLACE

 

H-1:  FIREPLACE #1

 

Location..................................................... Living Room

Model.......................................................... One – 42” Kingsman infinite Gas model # MQRB5143

Firebox height............................................ As per blueprint

Hearth height............................................. As per blueprint

Hearth material......................................... Tile, not raised

Surround material..................................... Tile

Mantle ....................................................... Paint Grade, as per plan

 

 

I:  ELECTRICAL

 

 

I-1:  ELECTRICAL

 

General ...................................................... Electrical, to meet all applicable codes

Service........................................................ 100 amp 64 circuit panel

Service panel location ............................. To basement foundation wall (determined as per deep service location)

Note - If basement development is included panel will be located in mechanical room.

Plugs & Switches....................................... Toggle (white) Decor

Kitchen plugs............................................. Height of all Kitchen counter plugs to be 45” above sub-floor

Kitchen Island plug.................................. As per blueprint

Phone outlets (rough-in only)................. 3 Locations included (CAT 5 wiring)                                                                               Cable outlets (rough-in only)........................................... 3 Locations included

Bath exhaust fans.................................... 50 cfm

Smoke detectors....................................... As required by code

Door bell..................................................... 1-included

GFI protected plugs.................................. All baths and exterior

Fireplace..................................................... 110 Volt and separate switch

Hot Water Tank........................................ 110 Volt on separate circuit for energy efficient water tank.

 

 

I-2 LIGHTING

 

Pot lights (optional).................................. 6”white trim as per blueprint

Light fixtures - Main & Upper Floors.... Allowance based on $1.00/sq. ft. of developed area

Light Fixtures – Basement Dev.............. If applicable - Allowance based on $1.00/sq. ft. Developed area

 

 

I-3 SECURITY SYSTEM

 

Security system......................................... Not included

 

 

I-4  STRUCTURED MEDIA WIRING – ( NOT APPLICABLE)

 

 

I-5 CENTRAL VACUUM

 

System........................................................ Rough-In only

 

 

J:  APPLIANCES

 

 

Standard allowance of $5,000.00 at Towne Center Furniture.

 

**BUILDER INCLUDES INSTALLATION OF STANDARD APPLIANCE PACKAGE, SUPPLIED BY BUILDER ONLY**

 

**ADDITIONAL COSTS DUE TO ANY CHANGES AND/or  UPGRADES MADE WILL BE THE

     PURCHASER’S RESPONSIBILITY **

 

 NOTE: Hood fans in excess of 300 C.F.M. will require make-up air at an additional cost to customer

 

 

 

K:  DRYWALL

 

 

K-1 INSULATION

 

Exterior framed walls............................... R20 fiberglass batt with vapour Exterior

Basement walls......................................... R12 fiberglass with vapour barrier – floor to ceiling

Exterior Window and Doors................... Low expansion spray foam between jamb and rough framing

Attic............................................................. R44 loose fill with vapour barrier

Garage........................................................ As noted below

Sound insulation to walls........................ Not applicable

Sound insulation to ceiling...................... Not applicable

Cantilevers................................................. R28 fibreglass batt, or foam

 

 

K-2:  DRYWALL

 

Walls........................................................... ½” drywall screwed, nailed and glued as required

Corner bead............................................... Square, round or shanford

                                                                      Square Bead on all areas where texture meets paint

Arches......................................................... As per blueprint

Tub & Shower walls................................. Aqua Board to tubs, wee-dee board to tiled shower

Staircase to basement.............................. Drywall to staircase walls only, no tape if basement is to completed

 

K-3:  GARAGE

 

Insulation................................................... Common wall ( R20 ) & common ceiling only  ( R28 fibreglass batt  )  (Living

                                                                      Areas )

Finishing..................................................... Finished, textured and painted

 

 

K-4:  CEILING

 

Drywall....................................................... ½” sag resistant ceiling board

Texture....................................................... Textured or cal. Knock-down

Bulkheads.................................................. as per blueprint

Painted borders......................................... Not applicable

Cove Moulding......................................... Not applicable

Coffered Ceilings...................................... Not Applicable

 

 

 

L:  CABINETRY

 

L-1 KITCHEN

 

Cabinet style.............................................. “Home Hardware” cabinets

Cabinets Style/Color ............................... Traditional Oak or Maple– Flat or raised panel (stain choices available)

                                                                     

Features...................................................... Drawers to all base cabinets in kitchen (where applicable)

                                                                      Staggered cabinet above fridge and OTR

                                                                      End Panels – Matching

                                                                      Toe Kick - Matching                                                

                                                                      Hardware mid-range

Counter tops.............................................. Granite, laminate in laundry room

Countertop nosing.................................... Oak/Maple: matching bevel edge,

 

L-2:  BATHROOM VANITIES

 

Cabinet style.............................................. Same as L-1 kitchen

Counter tops.............................................. Granite

Countertop nosing.................................... same as kitchen

                                                                     

 

 

L-3:  LAUNDRY CABINETS ( OPTIONAL – as per blueprint )

 

Cabinet style.............................................. “Home Hardware” cabinets, white

Counter Tops ............................................ If applicable – Flat lay laminate

Counter top nosing................................... If applicable – Flat lay laminate self edge

 

M:  WOODWORK

 

 

M-1:  INTERIOR DOORS

 

Style............................................................ 6’8” Masonite. 6 panel, paint grade, textured finish.

Door casing................................................ 3 ¼” paint grade casing

Door Header.............................................. to high traffic interior doors only

Door jambs................................................ Paint grade

 

 

M-2:  WINDOW FINISHING

 

Jambs.......................................................... White P.V.C.

Casings....................................................... 3 ¼”  paint grade casing

 

 

M-3:  BASE BOARDS

Style............................................................ 4”  paint grade base board

 

 

M-4:  SHELVING

 

Material...................................................... paint grade MDF

Closets........................................................ 12” shelf, with 1”chrome rod

Linen........................................................... 12” or 16”, 4-5,shelves

Pantry......................................................... 16”- 4 shelves

Locations & layout.................................. As per blueprint

 

 

M-5:  STUB WALL CAPPING

 

Style............................................................ ¾” Paint grade MDF capping c/w Molding

Stub wall locations................................... As per blueprint

 

 

M-6:  RAILING

 

Location..................................................... As per drawing 

Posts............................................................ Maple or Oak, stained to match kitchen cabinets

Rail.............................................................. Maple or Oak, stained to match kitchen cabinets

Spindles...................................................... Flat metal

Shoe ........................................................... Maple or Oak, stained to match kitchen cabinets

Wall Railing in Developed area.............. Stained to match kitchen cabinets  c/w Metal brackets

Stringer Cap............................................... Paint Grade

 

 

M-7:  FINISHING HARDWARE

 

Interior door hardware............................. Weiser – Brushed chrome

Exterior door hardware............................ Weiser c/w Single cylinder dead bolts – brushed chrome

Front door grip set..................................... Weiser c/w Single cylinder dead bolt – brushed chrome

Interior door hinges.................................. Brushed Chrome

Door stops.................................................. Spring & hinge mount (Chrome)

Towel bars.................................................. 24- 30” chrome; wall mount

Toilet paper holders.................................. chrome wall mount

 

 

 

N:  PAINT

 

 

N-1:  WALL PAINT

 

Material...................................................... Premium Eggshell Acrylic Latex

Application................................................ 1-Primer with 2 finish coats

Colors.......................................................... 2 Color included

Bulk Heads................................................ to be painted

Special finishes.......................................... Not Included

Painted ceilings ......................................... Not Included

Painted borders......................................... Not Included

Front door (Interior side)......................... Painted to match trim color or wall

 

 

N-2:  INTERIOR TRIM PAINT

 

Baseboards, Casings & doors ................ sprayed  

Color........................................................... one colour included

Fireplace Mantle....................................... Painted same as trim colour

Special finishes.......................................... Not included

Built-in Cabinetry..................................... same as wall colour

 

 

N-3:  EXTERIOR PAINT

 

Material...................................................... if applicable-Semi Gloss

Application................................................ if applicable -2 Coats

Front door ................................................. Paint

 

 

 

O:  FLOORING AND TILE

 

 

O-1: CARPET

 

Carpet......................................................... California Twist (  short shag -10 gauge 44 oz.)

Under pad.................................................. 7 lb. Underlay

Locations................................................... Stairs, Hallways & Bedrooms

 

 

O-2:  LINOLEUM

 

Linoleum.................................................... Medium grade

Locations................................................... Laundry room

 

 

O-3:  WALL TILE

 

Kitchen back splash                                  full height, (based on a standard floor tile)

Tub and shower........................................ One row of 6” x 6” wall tile around surround

Ensuite tub backsplash............................ One row of 6” x 6” wall tile around surround

Fireplace..................................................... 12” tile- See H-1

Main and Master Vanity Splash............ One row of 6” X 6” wall tile

Wet Bar...................................................... If applicable - backsplash to include one row of 6”X 6” wall tile

Laundry...................................................... If applicable - backsplash to include one row of 6”X 6”wall tile

 

 

O-4:  FLOOR TILE and HARDWOOD

 

 

Floor tile...................................................... Standard selection with Modern Decore

Schluter trim.............................................. Brushed Chrome included

Locations................................................... Foyer , ensuite, bathrooms, kitchen

 

Hardwood .................................................  Choice of 2 ½ - 4” Pre-finished Oak, Maple, or Birch

Direction..................................................... 90 degrees to floor joists

Locations................................................... Great room, kitchen

 

 

 

P:  MIRRORS AND SHOWER DOORS

 

 

P-1:  MIRRORS

 

Style............................................................ Clear Mirror

Height......................................................... approx. 42” High

Width.......................................................... Length of counter top

 

 

P-2: SHOWER DOORS (optional as per drawing)

 

Locations................................................... Ensuite bath only

Style............................................................ Slider 48” or 60” as per blueprint

Color........................................................... Chrome frame with clear glass

 

 

P-3:  INTERIOR GLASS (as applicable to blueprint)

 

Glass type................................................... Clear

Location..................................................... As applicable to blueprint

 

 

Q – 1:  NEW HOME WARRANTY

 

Lavender Homes insures that all homes will be registered under the Alberta New Home Warranty Program with a FIVE-YEAR STRUCTURAL WARRANTY.

Lavender Homes provides scheduled warranty/service inspections at eleven month interval during the first year of possession of the home.

 

 

R – 1:  MATERIAL CHANGES

 

Lavender Homes RESERVES THE RIGHT TO SUBSTITUTE MATERIAL equal to, or better quality at            their own discretion.

 

S – 1:  ARCHITECTURAL COMPLIANCE

 

Home exterior (including colors), grading and site requirements are subject to approval of the developers review committee and may require changes, additions, or modifications. These changes, additions, or modifications may affect the purchase price.  It is the purchasers’ responsibility to pay any of these additional costs.

T– 1:  GENERAL

 

A.      Lavender Homes reserves the right to supply and install standard default materials as outlined in these building specifications if the customer has not completed their selections within the scheduled timeframe for such selections.

B.      Any items upgraded with our trade/supplier partners, based on Lavender Homes processes, become the sole responsibility of the purchaser(s) and trade/supplier partner. Any upgraded items that alter or delay the construction timeframes could incur additional carrying costs of $300.00 per day in addition to a administration charge of $ 500.00.

C.      No season hold backs will be allowed on this contract.

 

U– 1:  IMPORTANT INFORMATION

A)    It should be understood that NO FRAMING OR STRUCTURAL CHANGES will be accepted other than for the items outlined in Schedules “A”, “B”, “C”, “D”, “E”, “F” or any other attachments to the offer to purchase.

B)      It should be understood that Lavender Homes reserves the right to REFUSE ANY CHANGE REQUESTS not outlined in Schedule “A”, “B”, “C”, “E”, “F” or any other attachments to the offer to purchase at their own discretion.               

C)      It should be understood that any alterations to the above noted schedules, that may be permitted at the sole discretion of Lavender Homes Ltd., could be subject to AN ADMINISTRATION  CHARGE OF $500.00 PER ITEM. Any items that alter or delay the construction timeframes will incur additional carrying costs of $300.00 per day in addition to an administration charge of $500.00.

D)       It should be understood that any client-supplied materials will be installed by the client AFTER THE DATE OF POSSESSION.  Any alterations done to the home will void your Alberta New Home Warranty and Lavender Homes warranty programs.