DETAILED STANDARD SPECIFICATIONS
FOUNDATION
• Foundation walls, poured concrete, spray damp proofing on exterior with membrane protection
• Weeping tile laid in stone around the exterior of the footings, tied into a sump pump and discharged directly into storm sewer
• Poured concrete basement floor, garage floor and front porch
FRAMING
• Wood framing construction with 2”x 6” exterior walls (excluding exterior garage walls) at 16” on center
• Wood framing on interior walls with 2”x 4” at 16” on center, bearing walls with 2”x 6”
• Engineered roof trusses
STEEL
• All structural steel is sized, fabricated and installed as per engineer’s design criteria.
MASONRY & EXTERIOR MATERIALS
• Brick surround on first floor and siding surround (except façade) on second floor
• Façade will include brick and stucco
EXTERIOR FINISHES
• Final grade, as per the Municipality’s approved surveyor’s Grading Report
• Sod to be completed when weather permits
• Aluminum pre-finished, vented soffit, fascia, eavestroughs and downspouts, selected by Builder
• Roof to be shingled
• Paving stone driveway when weather permits
• Garage doors, chosen by builder
• Property survey
• Doorbell
WINDOWS & DOORS
• All windows on every floor, as per floorplan enclosed in the Agreement in Purchase of Sale
• Colored vinyl windows, color to be selected by Builder
• Screen covers provided for operating windows
• Garage doors are solid insulated fiberglass doors with overlay design
• Front entry door(s), with 1 front entry door handle, chosen by Builder
PLUMBING
• Comfort Height Elongated Toilets
• Standard round vanity sinks
• Tiled shower walls with tile base and tempered glass in master en-suite bathroom
• Stand alone soaker tub in master en-suite bathroom, as per floorplan enclosed in the Agreement in Purchase of Sale
• One piece bath and shower insert in main bathroom
• Single lever styles for vanity faucets
• Matching faucets, tub fillers and shower controls in bathrooms
• Stainless Steel double bowl undermounted sink with faucet in kitchen
• Utility drop-in laundry sink, as per floorplan enclosed in the Agreement in Purchase of Sale
• Two exterior hose bibs, one in garage and one at the rear or side of the house
• Rough-in for future 3-piece bathroom on basement level
• Gas rental hot water heater supplied and installed from 4K Energy
• Water meter supplied and installed by City of London, as per their policy
HEATING, COOLING & VENTING
• High efficiency furnace
• Central Air Conditioning
• Lifebreath HRV (Heat Recovery Ventilation) and thermostat
• Bathroom exhaust fans vented to outside and venting for dryer
• Gas meter installed by Union Gas according to Union gas policy
ELECTRICAL
• 200 amp service with 200 amp breaker panel
• All wiring in accordance with electrical building code
• Sealed electrical boxes used in all exterior walls and ceilings
• Two weather-proof exterior wall outlets
• Receptacle provided for electric stove and microwave
• One electrical receptacle provided in island, as per floorplan enclosed in the Agreement in Purchase of Sale
• Two cable outlets total, provided in great room/living room and master bedroom
• Smoke detectors, strobe lights and carbon monoxide detectors supplied and installed as per code
• 15 Interior and 4 Exterior pot lights included in purchase price
• Light fixture allowance - $2,000.00 (inclusive of tax) in addition to pot lights supplied and installed as described above. This allowance covers indoor and outdoor light fixtures and bulbs.
PAINTING
• All walls to be primed and painted with two-coats (excluding garage) with paint colors selected by Purchaser, from sample deck provided by Builder
• Selection of 2 paint colors with an additional charge for deeper and/or brighter colors, and additional colors selected
• Exterior doors to be painted
• Stain to second floor stairs will be applied to match, as close as possible, the engineered hardwood selected by Purchaser
TRIM & DOORS
• MDF beveled casing and MDF beveled baseboard throughout the home, chosen by Builder
• Door hardware, chosen by Builder
• Textured Ceiling on Second Floor
• Molded, smooth finish doors chosen by Builder
• Fireplace surround will be tiled, as per floorplan enclosed in the Agreement in Purchase of Sale
• Front Door and Patio Doors chosen by Builder
• Vinyl-coated wire shelving in all pantry, linen, coat and bedroom closets
STAIRS & RAILINGS
• Stairs from first to second floor have wood stringers, treads/risers and iron spindles, chosen by Builder
• Handrail chosen by Builder
• Stairs to basement to be pine. When no door is at basement stairs, stairs will also be carpeted.
FLOORING
• Engineered hardwood flooring throughout main floor and 2nd floor hallways (except those areas listed below with tile), as per builder’s samples (choice of color and finish)
• High-quality tile in all bathrooms, laundry room and mudroom per builder’s samples (choice of 3 different tiles, additional tile selections are subject to an extra charge)
• Carpet in all bedrooms as per builder’s samples (choice of style, color and texture)
KITCHEN, BATHROOM & LAUNDRY CABINETS
The Vendor offers a cabinet package with an array of colors, finishes and materials. Package includes top drawers on perimeter of kitchen, 1 bank of drawers, base open box microwave cabinet, light valance molding and under cabinet lighting, space for chimney range hood, drawer(s) in all vanities (except powder room), sink cabinet in laundry room and standard hardware. All vanities will be at standard 32” height. Lower cabinets and island in kitchen will be at 36” height. Standard counter and vanity tops in Kitchen and Bathrooms are selected from Group 1 Granite or Group 1 Quartz selections and Laundry Room is selected from HighDefinition Laminate. Kitchen includes a subway style tiled backsplash. Purchaser can choose to custom design cabinetry but will incur upgrade charges.
GENERAL ITEMS
• All selections are to be made from an array of the Vendor’s samples
• Any built-in appliance deemed as “specialty items” that the Purchaser requests to be installed by the Builder will be billed to the Purchaser based on time required for the installation.
• The home is covered by new home warranty under the provisions of the Tarion New Home Warranty Program, the cost of which is paid by the Purchaser on closing.
• Any renderings presented or provided by Birchwood Homes are the concept of the artist and do not represent or guarantee specific features of the home, once completed. Birchwood Homes reserves the right to adjust design elements or to substitute materials, without incurring any liability.
ROUGH-INS
• Roughed-in central vacuum system is provided
• Cable and Ethernet outlets are roughed in as per electrical drawing
• Dishwasher
NATURAL VARIATIONS
The materials used in home construction each come with innate properties and characteristics. Birchwood Homes would like to draw your attention to several examples as described below—and you may find others depending on your selections. As you review the points below, keep in mind that our model homes will likely contain examples of many of these materials for you to view.
• Carpet Seams
Carpet is typically manufactured in twelve foot rolls. The majority of the rooms in your home can exceed a twelve foot dimension; therefore seams are necessary. You will normally see seams in doorways and in large rooms, however every effort is made to minimize visible carpet seams. The seams will become less noticeable over time with wear.
• Ceramic/Glass Tile
Tiles are a man made product and many tile products vary in thickness; as well, the edges are unlikely to be perfectly straight. Hand painted tiles will vary in color. Glass tiles will also vary significantly.
• Granite/Quartz
Granite/quartz is natural occurring stone taken from a mountain or quarry. As with all natural products, variation in color and texture are normal and cannot be predicted or controlled. Granite/quartz can also exhibit fissures, chips, cracks, and dimples. Expect that the sample used in your selection process will differ from the final product installed in your home. The unique characteristics of each piece of granite/quartz are a part of the appeal of using a natural product. Granite/quartz also comes with a detailed disclosure. Our goal is to ensure that you are making informed choices.
• Drywall & Paint
The painted drywall in your new home makes up the majority of surface you will see. The texture and appearance vary due to the nature of the materials used in construction of the wall. The mud and the paper do not have the same texture and will cause light to reflect differently on the surface. Also varying paint applications (spray, roller, brush) methods are used. Each type of application will affect the appearance on the wall. For example, a roller cannot be used in the corner so you may see brush strokes because of this. Such variations in the appearance of paint are considered normal.
• Staining
Due to the nature of wood products, including cabinetry, stain will absorb at different rates and depth of color, even on the same piece of wood. If you prefer a consistent color you may want to consider a painted product versus a stained finish.
• Wood Products
Each piece of wood in your home is unique. Countless factors will affect the final appearance of each product. Even within the same species, there will be variations in grain, knots and finish.
