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.............................................. Front sod only with one tree

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...................................... 8’0” 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........................................... 3 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.................................................... 3 ½” Broom Finished, 30 MPA Duramix concrete with rebar at 24” o/c

Sidewalk..................................................... 3 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 @ 24” o/c (as per blueprint)

Garage Exterior......................................... 2 x 4 spruce @ 24” 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 (OPTIONAL) – 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................................................ 2 x 2 wood picket railing

Stairs........................................................... Not included

Stair railing................................................. Not included

 

 

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........................................... 2 x 2 wood picket railing

Stairs........................................................... As per blueprint

Stair railing................................................. 2 x 2 wood picket railing

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……………………………..Steel, 6 panel raised and embossed-painted with door viewer

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

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

Garage to house........................................ Steel, 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......................................... Vinyl 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........................................................... Western Pottery Performa L173-4 drop in basin

Basin fixture.............................................. Moen Eva #6410 - Chrome

Toilet........................................................... Western Pottery -  Aris B822 bowl & Ovalle T5ULF Tank - White

 

 

F-2:  MAIN/ENSUITE BATH

 

Basin........................................................... Western Pottery Performa L173-4 drop in basin

Basin fixture.............................................. Moen Eva #6410 - Chrome

Toilet........................................................... Western Pottery -  Aris B822 bowl & Ovalle T5ULF Tank - White

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

Tub/shower fixture................................... Moen Eva T2133 - Chrome

 

 

F-3:  ENSUITE 4 PIECE BATH (Optional)

 

Basin........................................................... Western Pottery Performa L173-4 drop in basin

Basin fixture.............................................. Moen Eva #6410 - Chrome

Toilet........................................................... Western Pottery -  Aris B822 bowl & Ovalle T5ULF Tank - White

Bathtub (Hytec)........................................ As per plan – White Acrylic Soaker Jetted tub

Roman tub filler........................................ Moen Eva - T943 Chrome

Shower........................................................ Hytek –4’ Fiberglass shower unit White (size as per blueprint)

Shower Fixture.......................................... Moen T2132 - Chrome

 

 

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............................................................. Kindred Model #QDL2031/7-3 Top Mount Stainless Steel

Sink Fixture................................................ Moen Intergra #67315C – c

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 ............................................................ Not included

Sink Faucet................................................ Not included

F-7:  MISC:

 

                                                                       

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

                                                                     

Hot water tank ......................................... 1 power vented energy efficient Bradford white MITW40 - 40 US

                                                                      gallon

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

 

 

 

G:  HEATING

 

 

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

Furnace....................................................... Bryant High Efficiency, 94% efficient, 2 stage variable speed Model #335AAB

***There are no chimneys  included as the high efficiency furnaces do not require them.

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

Humidifier.................................................. Not 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 – 36” Kingsman Gas model # ZDV3622N

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

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

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

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

Mantle ....................................................... Paint Grade

 

 

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 .70 cents/sq. ft. of developed area

Light Fixtures – Basement Dev.............. If applicable - Allowance based on $ .70 cents/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 $3,000.00 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

 

 

K-2:  DRYWALL

 

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

Corner bead............................................... Square

                                                                      Square Bead on all areas where texture meets paint

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

Tub & Shower walls................................. Aqua Board to tile showers & steel tubs only (up to ceiling)

Staircase to basement.............................. Drywall to staircase walls only – no tape

 

 

K-3:  GARAGE

 

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

                                                                      Areas )

Board.......................................................... Common wall & common ceiling only – 1 coat of mud

 

 

K-4:  CEILING

 

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

Texture....................................................... Stipple

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

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

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

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

 

 

 

L:  CABINETRY

 

L-1 KITCHEN

 

Cabinet style.............................................. “Cabinet Doors and More” cabinets

Cabinets Style/Color ............................... Traditional Oak or Maple– Flat 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.............................................. Flat lay laminate

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

 

L-2:  BATHROOM VANITIES

 

Cabinet style.............................................. “Cabinet Doors and More” cabinets (see above)

Counter tops.............................................. Flat lay laminate

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

                                                                     

 

 

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

 

Cabinet style.............................................. “Cabinet Doors and More” cabinets

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................................................ 2 ½” #356 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....................................................... 2 ½”  #356 paint grade casing

 

 

M-3:  BASE BOARDS

Style............................................................ 3 ¼”  #3140 paint grade base board

 

 

M-4:  SHELVING

 

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

Closets........................................................ 12” Free slide with rod & shelf

Linen........................................................... 12” or 16” – amount & location as per blueprint

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...................................................... Hemlock fluted paint grade

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

Wall Railing in Developed area.............. Paint Grade standard profile 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 (optional)

 

 

 

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.................................................... Benchmark

Locations................................................... Includes Laundry /Mud room, Main & Half bath

 

 

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 , Kitchen and optional Ensuite

 

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

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

Locations................................................... Great room

 

 

 

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 twelve month intervals during the first year of possession of the home.