QUALITY CONSTRUCTION
Architecturally controlled community designed homes with genuine clay brick, structural precast stone, “maintenance free”* Hardie Board siding and trim, decorative moldings and accent features.** House siting and exterior colour packages will be architecturally controlled.
Architectural features including raked and/or tooled masonry joints (Vendor’s choice), detailed dormers, metal roofs, decorative brackets, decorative columns, finials, shutters, turrets, box bay windows and copulas, as per elevation.
Corner lot elevations to receive enhanced details, as per Architectural Control.
2 x 6 exterior stud walls with rigid insulation.***
Engineered roof systems with raised heel trusses.
Prefinished “maintenance free”* aluminum soffits, fascia, frieze, eavestroughs and downspouts, as per elevation.
Premium manufacturers “shake like” profile architectural shingles provide durability, high grade and tear resistant.
Copper and/or metal roofs, as per elevation.
Wood and steel beam construction.
5/8? premium engineered OSB tongue & groove subfloor, nailed, glued & screwed.***
3/8? plywood or 7/16? OSB roof sheathing, Vendor’s choice.***
Engineered floor joist system for all subfloors, not including landings.
Poured concrete basement walls with heavy duty damp proofing, weeping tiles and exterior drainage membrane.
Rear covered concrete porches and precast concrete steps to grade with structural columns on masonry piers.**
Poured concrete porches on main and secondary entrances on the front elevation.** Precast patterned patio slabs to front door, layout of steps determined by Vendor.** Rear and side door(s), where applicable, to receive precast concrete step(s) where grading does not exceed 3 risers.
9' ceiling height on main floor, second floor and loft areas.*** Basement wall height to be 8 feet high.***
Optional door from garage to exterior, grade permitting.**
Entry-resistant framing on all perimeter doors (excluding patio doors).
Concrete garage floor with reinforced grade beams.
Rough-in BBQ gas line to rear of home (appliance not included), location determined by Vendor.
Three piece rough-in plumbing (drains and sanitary pit only, pump and connections not included) in basement.**
Standard 3-car or tandem 3-car garages in 2-storey designs. Standard 2 car garage with tandem in bungalow designs, .**
Garage interior to be finished with drywall, one coat of tape and primed.
“Power Pipe” (or equivalent) to be installed in each home (except for model CSBUN-03 non loft) for heat recovery from waste drain water.
PEX (cross-linked polyethylene) hot and cold water lines throughout.
All homes to be “Grey Water Ready”.
DOORS AND WINDOWS
“Maintenance free”* thermopane Energy Star® qualified coloured vinyl casement windows on all front, side and rear elevations. Coloured window frames as per the exterior colour packages approved by the Controlling Architect. Muntin bars within the panes of glass, on front elevation only.** Standard basement windows to be Energy Star® qualified white vinyl sliders. All windows, including basement windows, to be double-glazed with low emissive coating, argon filled gas with insulated edge spacer bars for greater energy cost savings. All operable windows to have screens. Some decorative windows are fixed glass.
Premium 8' high*** Energy Star® qualified insulated main front entry systems, featuring stained wood-grain texture with sidelight(s) and/or transom(s). Grip set(s) with deadbolt lock on front elevation doors.**
All exterior doors, windows and building perforations to be foam insulated and fully caulked.
Insulated metal door from garage into house.** Where applicable, and at the Vendor’s discretion, the main floor at entry door(s) may be dropped a maximum of 2 risers to accommodate the entry door(s); the main floor laundry, mudroom, craft room may be dropped a maximum of 3 risers to accommodate entry door(s) into the home from the garage. The Vendor reserves the right to either substitute the door from the garage to the house with a wall if grade difference exceeds 3 risers, depending on the house plan and zoning by-law restrictions, or alternatively, in addition to the maximum 3 riser drop in the floor, provide a wood deck in the garage at the door location if required by grade.**
Thermopane exterior metal Garden or French door(s) (no screen).** Muntin bars and screens not included.
Extra large basement windows, 24? high.*** Window wells to be installed to accommodate standard basement window(s) depending on grade, at Vendor’s discretion.
Extra tall windows to all main floor side and rear windows.**
Purchaser’s choice of three (3) upgraded, smooth finish, decorative-panel interior passage & closet doors throughout, from Vendor’s standard samples.
Vendor’s choice of pewter finish or brushed satin nickel finish levers and hinges (hinges not painted) throughout.
ELECTRICAL
Pot lights – ten (10) on main floor, not including vaulted/raised/cathedral areas. All pot lights are energy efficient with compact fluorescent or low voltage bulbs, Vendor’s choice per Vendor’s standard samples. Maximum of two (2) additional switches. Locations selected by Purchaser(s) and approved by Vendor.
200 AMP service with circuit breakers and copper wiring throughout.
Heavy-duty cable and outlet for oven and dryer, plus 110 volt outlet for gas stove only.
Electrical outlet for the washing machine in the laundry room.
Exterior GFI protected electrical outlets. One (1) at the front main entrance, one (1) at the secondary front entrance, one (1) at the rear door and one (1) switch controlled outlet at the front porch soffit for holiday lighting. (Location of outlets determined by Vendor.)
GFI protected electrical outlets in garage: one (1) per car park on the wall and two (2) or three (3) outlets in garage ceiling for future installation of garage door opener(s) at Vendor’s discretion. Garage door opener(s) not supplied.
All electrical plugs and ceiling light fixtures located within all exterior walls and insulated ceilings are installed in sealed boxes.
Ceiling fixtures in foyer, hallways, laundry room, morning room, kitchen, servery, mudroom, walk-in pantry, craft room, media room, dressing area, sitting room and all bedrooms to have Energy Star® compliant compact fluorescent light bulbs (min. 75% of home). Vendor supplied fixtures.
Capped ceiling outlets: one (1) in the dining room, one (1) in the living room, one (1) in the great room, one (1) in the family room and one (1) in the entertainment loft, with a switch provided for future light fixtures.**
Switch controlled wall outlet in library.**
All electrical switches and outlets to be white Décora.
Prewired for television (RG6 cable) and telephone (CAT5e cable) in family or great room, kitchen and all bedrooms.**
Front entry door chimes.
Electronic smoke detectors on all levels of the home and carbon monoxide detectors on all levels that have bedrooms.
All bedroom plugs to be protected with arc fault breaker(s).
Rough-in central vacuum outlets centrally located on each finished level in finished areas. Pipes dropped to unfinished space in basement only.
Dedicated electrical outlet for refrigerator and dishwasher.
Electrical outlet provided below counter within kitchen island and/or peninsula cabinet, as per code (only applicable on the island when the island is permanently fixed with plumbing).
HEATING & INSULATION
Gas outlet rough-in for gas cooktop in the kitchen.**
Upgraded R31 expandable spray foam insulation to garage ceiling and exterior overhangs where there are livable areas above.
Exterior walls above grade insulated to R24, achieved with an exterior thermo break for superior performance. R50 blown insulation in all attic space above living areas. Basement walls full height with R20 blanket insulation to approximately 6? above the basement slab.
High-efficiency, Energy Star® qualified, 95% efficient, 2 stage ECM gas fired forced air gas furnace(s) with ductwork sized for future central air conditioning. Location and orientation may vary at Vendor’s discretion without notice.
High efficiency condensing gas fired hot water heater on a rental basis with designated supplier at Vendor’s sole discretion.
All homes to be equipped with an Energy Star qualified HRV (Heat Recovery Ventilator) paired with the furnace. Only one HRV supplied for each home.
Electronic programmable thermostat(s), centrally located on the main floor. Location of thermostat(s) at Vendor’s discretion.
All supply metal duct work joints throughout the home are sealed for better delivery of conditioned air. Ducts professionally cleaned and sanitized. (Purchaser supplied with certificate, which is to be redeemed within 3 months from date of closing).
LAUNDRY ROOM, CRAFT ROOM & MUD ROOM
Exterior venting for dryer in laundry room.
“Oatey” box (or equivalent) recessed in the wall in the vicinity of the washer to facilitate ease of connection of washing machine hot and cold water lines as well as the drain.
For second floor laundry rooms only, washer/dryer designated location,** to have tiled baseboards, a raised marble sill and a vinyl lined sloped tiled floor to the floor drain. Orientation at Vendor’s discretion.
Single stainless steel basin laundry tub where shown on plan to have two (2) handle faucet and to be set in a base cabinet.
Laundry uppers, in white melamine only, over washer and dryer, .**
Base cabinets in laundry and/or craft rooms, as per plan, to be white melamine with choice of laminate top from Vendor’s standard samples.
Benches,** where applicable, to consist of a painted MDF top.
Optional upper cabinets in the craft rooms.**
INTERIOR DETAILS
Interior walls to be painted with two (2) coats of off-white premium quality latex paint, one (1) coat prime plus one (1) finish coat. Purchaser(s) choice of colour from Vendor’s standard samples (one colour throughout standard).
All interior doors and trim to be painted with two (2) coats of off-white premium quality semi-gloss finish, one (1) primer plus one (1) finish. Hinges not painted.
Main floors to have smooth ceilings. Sprayed stipple ceilings with 4? smooth borders*** on second floor and loft plans (bungalows) except for bathrooms and laundry rooms, which have smooth ceilings.**
Trimmed archways at 8' high*** and trimmed half walls.**
Main staircase in 2-storey and loft designs (basement to 2nd floor) to be stained oak veneer, in Purchaser’s choice of colour from Vendor’s standard samples.
Main stairs to basement in bungalow designs, to be stained oak veneer, in Purchaser’s choice of colour from Vendor’s standard samples.
1¾” oak pickets, handrails and nosing*** stained in choice of colour from Vendor’s standard samples.
Upgraded trim with 5 1/4? Colonial style baseboards*** and 3? Colonial style casing*** throughout all finished areas.
Cathedral ceilings, vaulted ceilings, drywalled barrel arches, niches and open 2-storey areas.**
Coffered or waffle ceiling in dining area and front foyer.** Two storey dining room waffle ceilings to have smooth ceilings.**
Tray ceiling or coffered ceiling in master bedroom** to have smooth painted finish ceilings on the raised part of the ceiling.
All closets to have white vinyl coated wire shelving.
Gas fireplace with precast plaster mantle surround (no hearth).** Purchaser(s) choice from Vendor’s standard samples.
Privacy locks on master bedroom and all bathroom doors.
KITCHEN AND SERVERY FEATURES
Upgraded kitchen & servery cabinetry to have a wide range of door styles and colours available for Purchaser(s) to choose from Vendor’s standard samples.
Kitchen base cabinetry to include one (1) set of bank of drawers, one (1) 2-drawer pot & pan cooktop cabinet and colour-matched kick plate.** Purchaser’s choice from Vendor’s standard samples.
Kitchen base cabinetry to receive a base corner cabinet with hinged bi-fold doors.**
All kitchen cabinet drawers to include ‘soft close’ hardware.
Kitchen Islands and peninsulas to have dummy doors over the exposed back and side panels.**
Valance lighting and moulding under kitchen uppers.**
Extended upper cabinets in the kitchen.**
Crown moulding above kitchen uppers.**
Kitchen tile backsplash from Vendor’s standard samples.**
Granite counter tops in kitchen and servery to have standard profile edge and clean cut back.** Purchaser’s choice of granite and profile edges from Vendor’s standard samples.
Island in kitchen to have flush extended granite countertop.**
Kitchen cabinets to have provisions for a built-in microwave and oven tower, including electrical rough-in.
Full depth fridge gables with deep upper cabinet above fridge.**
Double stainless steel undermount sink with upgraded single lever pullout spray faucet in kitchen.
Rough-in electrical and plumbing for future dishwasher, with open space in cabinetry.
White vinyl coated wire shelving for the kitchen walk-in pantry.** Maximum three (3) shelves.
Split electrical outlets provided above the kitchen countertops.
Dropped ceiling boxes over kitchen cabinets as required, at Vendor’s discretion.
Wall mounted stainless steel chimney style hood fan with light over the stove, vented to exterior with 6? ducting.***
Wet bar to have base cabinet, Purchaser’s choice from Vendor’s standard samples. Granite countertop (same granite selection as kitchen countertop) and single basin stainless steel undermount sink with single lever faucet.**
MASTER ENSUITE, FORMAL POWDER ROOM, SECONDARY BATHROOMS & POWDER ROOM
Cabinetry for all bathrooms to have a wide range of door styles and colours available for Purchaser(s) to select from Vendor’s standard samples.
Formal powder room to have upgraded base cabinet with marble countertop, upgraded faucet and undermount sink from Vendor’s standard samples.**
Master ensuite and formal powder room to have upgraded elongated one-piece, energy efficient water saver toilet.
Master ensuite and formal powder room to have upgraded washerless two handle water efficient vanity faucet(s) with pop up drains.
Master ensuite to have an oval acrylic tub with two handle deck-mounted Roman faucet with a minimum 12? height*** ceramic wall tiles around tub deck or a free standing oval tub with two handle tub mounted faucet.**
Master ensuite vanity to have a bank of drawers or a makeup counter with a drawer, Vendor’s choice.**
Master ensuite to have marble countertop with standard profile edge, Purchaser(s) choice from Vendor’s standard samples.
Master ensuite sink(s) to be undermount.**
Master ensuite shower to have overhead rain can shower head and a slide bar hand shower faucet, framed glass enclosure with framed glass door, pressure balance shower faucet and waterproof recessed pot light on separate switch.**
Extra large master ensuite shower with a marble or Caesar stone slab seat, Vendor’s choice.**
All secondary bathrooms to have marble counter tops, Purchaser’s choice from Vendor’s standard sample, with undermount sink(s).
Full width vanity mirrors in all bathrooms. Wall mounted lighting fixture(s) with wall box above mirror in all bathrooms.
Washerless single lever water efficient faucets in all bathroom vanities with pop-up drains, except for master ensuite and formal powder room.**
Energy efficient water saver showerhead and toilets.
Energy Star® qualified exhaust fan in all bathrooms.
All bathroom vanity faucets to have shut off valves.
Pressure balance shower faucets in all bathrooms, where applicable.
Ceramic soap dish in shower stall and tub enclosure.** Ceramic paper holder and towel bar supplied only, not installed (white).
Ceramic wall tiles in tub enclosure, where applicable for all bathrooms, to height of the dropped ceiling.
DensShield® tile backer with built-in moisture barrier in shower stall and tub enclosures.
Bathroom fixtures to be white.
Separate showers in all secondary bathrooms have chrome framed glass shower enclosure and waterproof recessed pot light on a separate switch.**
FLOORING FEATURES
Purchaser(s) choice of 12? X 12? or 13? x 13? ceramic tile*** in kitchen, morning room, all bathrooms, main or second floor laundry room, mudroom, walk-in pantry, servery, crafts room and finished basement foyer from Vendor’s standards samples.**
Purchaser(s) choice of Vendor’s standard Berber with 1/4? chipfoam underpad*** or 40oz. broadloom with 1/2? chipfoam underpad*** in all designated bedrooms. Purchaser(s) choice of colour from Vendor’s standard samples (one colour throughout standard).
12? X 12? granite tile flooring*** in front entry foyer, Purchaser(s) choice of colours from Vendor’s standard samples.
3? X ¾” pre-finished, stained oak strip hardwood flooring*** on main floor (excluding tiled areas), second floor hallways and mid height landings.** Purchaser’s choice of stained hardwood from Vendor’s standard samples.
EXTERIOR FEATURES
Vendor’s choice of custom address plate with municipal number at front of home.
Upgraded black coach lamp(s) at front door and garage doors.
Soffit pot lights – six (6) on front elevation only on a separate switch located at the front door. All pot lights to have compact fluorescent bulbs, as per Vendor’s samples. Locations to be selected by Purchaser(s) and approved by Vendor.
Two (2) exterior water taps with inside shut-off valves. One (1) located in garage and one (1) located at the back of the house, location at Vendor’s discretion.
Lot to be fully sodded except paved and landscaped areas.
Coach House style steel painted sectional roll-up garage doors equipped with decorative hardware, heavy-duty springs, decorative inserts and rust resistant door hardware, as per elevation.
Paved asphalt driveway installed in two lifts. Final lift installed one winter later.
Subsurface disposal will be achieved by either in-ground or raised filter bed or conventional trench systems. Pre-treatment system to consist of a suitable Biofilter sewage treatment system (Vendor’s choice). This system will include a pump tank, if required, as per engineered design. All pump tanks, if required, will be equipped with high-level alarm. A maintenance agreement between the homeowner and the manufacturer is required.
Sump pump where applicable.
Where “deck” conditions or “lookout basement” conditions exist, the location of windows and stairs may vary, as per Vendor’s Architect’s recommendations.
VENDOR'S GUARANTEE
All selections, including upgrades, are to be made from Vendor’s samples.
Geranium Homes has been registered with Tarion Warranty Corporation since 1985 and is in good standing. A completely computerized customer service program is available for a period of one year after closing.
The following three inspection forms are to be submitted to the Vendor’s Head Office: A pre-delivery inspection form to be completed with the Vendor prior to closing. A second inspection form submitted a maximum of 30 days following the closing date. A final year end inspection form submitted anytime between a maximum of 30 days prior to and up to the one year anniversary of the closing date.
Tarion coverage: One (1) year warranty on defects in workmanship and materials. Two (2) year warranty on electrical, plumbing and heating delivery and distribution system, water penetration through building envelope and foundation. Seven (7) year warranty on major structural defects. Purchaser agrees to pay Tarion enrolment fee on closing date.
Qualified Energy Star® homes comply with Energy Star® for New Homes Technical Specifications. Inspection, evaluation and qualifications conducted by 3rd party Evaluator certified by EnerQuality®.
Hardwood floors: The normal installation practice, as recommended by the hardwood manufacturer, is to install the hardwood perpendicular to the floor joists. Since the floor joists do not typically run in the same direction throughout the floors, the Purchaser(s) acknowledge and accept that the hardwood will not all run in the same direction.
Lighting: Purchaser(s) acknowledge and accept that due to framing members (lumber), plumbing pipes and HVAC systems, the ceiling and wall electrical rough-ins and/or light fixtures and/or smoke and CO detectors may interfere with the ‘centering’ or positioning of the above noted items in the applicable space.
