Standard Features and Specifications

 Printable VersionStructure & Exterior

Foundation

  • Steel Rebar-Reinforced Concrete (Slab Foundation) Professionally Engineered based on Soil Analysis
  • Engineers perform Pre-Pour Inspection
  • ½” Anchor Bolts 36” on Center around Exterior of Foundation
  • Plastic Fill Bags
  • Foundation Finished w/Grayish Colored Plaster

Framing

  • Structurally Designed and Approved by Contractor and Framer
  • Studs - Precut #2 SPF 2” x 4” at 16” on center
  • Top Plates - Two (2) top plates #2 SPF 2”x4” w/ no splices closer than 4’
  • Sill Plates - #2 treated Y.P. exterior sill plate bolted to the slab at 36” on center w/ ½” anchor bolts or equivalent
  • Sheathing - 7/16” OSB sheathing on all exterior walls
  • Interior Wall Bracing - 1”x4” #2 Y.P. to be used on interior walls 25’ or greater in length if not braced from exterior wall sheathing
  • Ceiling Joists - 2” x 6” (minimum) fir or #2 Y.P. to be sized for span w/ bracing at 16” on center
  • Rafters - 2” x 6” (minimum) fir or #2 Y.P. to be sized for span w/ bracing at 16” on centerRoof Decking - 7/16” x 4’x8’ OSB
  • Roof Decking - 7/16” x 4’x8’ OSB
  • Soffit - 3/8” x 16” hardi-plank, solid around house, perforated around garage
  • Porches - 1” x 6” tongue and groove cedar
  • Floor Joists - Structurally designed system using “I-Joists” per manufacturer design
  • Floor Decking (if applicable) - Advantech 23/32” 4’x8’ OSB tongue and groove sub floor installed with liquid nails or PL400 construction adhesive and screwed
  • House Wrap - Tyvek Home Wrap around all exterior walls and gables
  • Window Flashing – Tyvek Tape & Flex Wrap
  • Fascia – 2”x8” rough fir with 1”x4”or 1”x2” rough fir drip edge; depending on design

Roofing

  • 24 Gauge Galvalume Standing Seam Metal Roof
  • Underlayment - 30 lb. felt
  • Oil canning is an inherent characteristic to all roll formed products and is not a reason for rejection. These standards for a standing seam metal room are intended to minimize oil canning.

Masonry

  • 100% Masonry (Stone or combination of Stone and Stucco)
  • Stone
    • Installation of stone will have metal wall ties, which are nailed to OSB
    • Placement of weep holes every 33”
    • Owner’s choice of brushed, smeared, or flush joints
    • Stone is local limestone, random or chopped
    • Cement used is masonry type Lehigh White Type N or Capital S Grey cement
  • Stucco
    • Installation of stucco includes material and labor using a 3 coat stucco system which includes scratch, brown, and finish coats
    • 1.75 metal lath (Dietrich or TiLath) with moisture barrier and 5/8” casing bead
    • 1/2” metal corners and 1/2” expansion joints at windows, doors and spans over 14’
    • Bands to be done in 5/8” casing filled with cement mix unless otherwise specified in plans
    • Cement mix used is Alamo Portland with lime and kel-crete as bonding agents or Western top gun cement
    • Re-cleaned Plasterer Sand or Espey A-1 Plaster Sand
    • Elastomeric paint finish

Site Work

  • Builder will remove trees from the area within 5’ of the footprint of the structure and scrape the area under the foundation to remove vegetation, loose rock and topsoil as required by the structural engineer for sub-grade preparation.
  • Additional lot clearing, if request by Owner will add additional cost to site excavation. A meeting between Superintendent and Owner will be scheduled to mark areas to be cleared.
  • A 40 yard dumpster will be on site at all times.
  • A Port-A-Potty will be on site at all times and cleaned weekly.

Flat Work

  • Materials
    • Minimum 3000 p.s.i.
    • 10 gauge wire mesh
    • 3/8” rebar at perimeter
    • 4” minimum concrete with thickened edges
  • Broom finish - 12’ width on Driveways (unless specified otherwise)
  • All perimeters will have turn down beam to natural grade. If height is excessive over 12” extra fill and concrete will be added to cost.

Septic

  • Aerobic Spray On-Site Wastewater System
  • Electrical:
    • 3/4” schedule 40 rigid conduit
    • 3/4” flexible conduit
    • All conduit fittings necessary are schedule 40
    • 16 gauge wire for alarms
    • 12/2 Romex
  • Pipe:
    • All pipe used is a minimum of schedule 40
    • 3” to 4” schedule 40 piping for house connection
    • 2 way cleanout for house or 2 sanitary T-s
    • 1” “purple pipe” for spray trunk line
  • Tank:
    • Minimum 3500 psi concrete 500 gallon per day all in one aerobic treatment unit
  • Control Panel:
    • SPI/Bio Programmable Aerobic Unit control panel
  • Compressor:
    • H-Two-O series 35A linear compressor for 500 gallon per day treatment unit
    • One concrete “dog house” for compressor cover
  • Pump:
    • 0.5 HP effluent pump
    • 2 mercury control float switches
  • Earthen Materials:
    • 1 load of sand
    • 2 loads of sandy loam type material (class II or III) for backfill
  • *Septic allowance to include price of haul-off of excavation
  • *All items are subject to change according to engineering specification
  • *Lengths and amounts of items subject to change according to site requirements

Termite Treatment

  • Termimesh

Decks

  • Treated lumber used for support framing
  • Cedar lumber used for exposed areas such as floor decking, hand rail, top cap, spindles, stair treads
  • Concrete footings for post bases with post bases on top of footing
  • Spindles will be spaced 4” O.C.
  • Cedar will be stained with a 3 year sealant
  • ****Decks are a maintenance item; they will need to be re-sealed pending weather conditions. Due to Texas weather, sealant will normally diminish in less than 3 years. This is not a warrantable item****





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