Description

Foundations and Concrete Floors

• Concrete foundation walls: minimum 8” with reinforcing steel bars
• Drain tile: 4” perforated, around perimeter of foundation
• Basement floor: 3” concrete with trowel finish
• Garage floor: 4” concrete with broom finish
• Platon drainage system on exterior foundation walls of living areas (waterproofing)
• Cement parging on external exposed foundation walls

Structural

• Double sill plates on foundation
• Engineered steel posts and beams (as per plan)
• Floor joists: pre-engineered system at maximum of 19.2” on centre
• Floor sheathing: Designed with 5/8″ OSB tongue and groove sheathing, upgraded to 3/4″ OSB on site (increases floor stiffness); screwed & glued to joists, sanded at joints
• Ceilings: 9’ on main floor, 8’ on 2nd floor
• Detached home external wall construction: 2”x6” kiln dried studs at 16” centers with 1-11/16” exterior insulated structural sheathing
• Townhome external wall construction: 2”x6” kiln dried studs at 16” centers with 7/16” exterior OSB sheathing
• Internal wall construction (typical): 2”x4” kiln dried studs at 16” centers with 1/2” drywall
• Perimeter basement walls: interior framed to floor, 2”x6” kiln dried studs at 24” centers
• Roof: trusses manufactured as per engineered designs with full height heel for better insulation & 7/16” OSB sheathing with ‘H’ clips
• Rear deck: 4’x7’ pressure treated with steps to grade (modified in some cases due to design)

Exterior Finishes

• Front elevation: 3′ to 4′ of brick skirt & pillars on each side of garage door with remainder in James Hardie Plank® Lap Siding
• Side and rear elevations: James Hardie Plank® Lap Siding
• Soffit and fascia: aluminum, standard colour selections
• Porch posts: White PVC with base and cap or Cedar with clear coat
• Asphalt shingles: self-sealing, high grade architectural design
• Roof underlay: upgraded from standard felt to premium product
• Roof vents: “Maxx” style raised vents, high efficiency
• Townhomes: Eavestroughs included

Insulation and Vapor Barrier

• Detached Home Exterior wall: R5.6 continuous, R20 fiberglass batt
• Townhome Exterior Wall: R24 fiberglass batt
• Ceiling insulation: R60 blown fiberglass
• Cathedral ceilings: R31 fiberglass batt
• Exposed floors: R31 Spray Foam
• Garage ceilings with finished room above: R31 1/2 lb spray foam
• Basement walls: R6 continuous insulation against foundation, Roxul R22 batt between studs
• Townhome basement floors: R5 underslab insulation
• Headers: 2lb closed cell spray foam covered in Roxul batt
• Windows & Doors: spray foamed around perimeter
• Vapor barrier: 6 mil. polyethylene, continuous
• Caulking: all exterior walls at 2”x6” wall plates and at double studs

Windows & Exterior Doors

• Windows: ENERGY STAR certified (Low-E & Argon gas), thermal seal, double glazing, screens on operable windows
• Front door: 2 std styles with clear glass, insulated, steel clad, exterior colour painted with weather stripping & aluminium sill
• Front door options: choice of 34″ wide front door with 12″ clear glass side light and transom OR 36″ wide front door with 12″ transom
• Front door hardware: satin chrome Weiser hardware and dead-bolt
• Detached homes: Standard colour options for window & exterior door frames on ALL sides & transom windows included above garage door(s)
• Patio door: double glazed sliding 6’ wide with sealed thermal units and sliding screen door (as per plan)
• Basement windows: egress, two-pane 56″x 32″ with thermal sliders and screens (2 in detached homes, 1 in townhomes)
• Garage door(s): embossed steel, sectional, insulated (R-12) overhead garage door(s) with choice of factory finished colours

Cabinets & Countertops

• ALL countertops: Quartz/granite available as standard from builders’ selection, comes with choice of standard edge profiles
• Powder room: choice of cabinet with sink OR pedestal sink
• Cabinet finishes: oak or birch in 30+ stain options, thermoplastic MDF in white matte, or white polyester shaker-style
• Cabinet hardware: all drawers and cabinets (excluding corner cabinets) come with Blum soft-close hardware
• Upper cabinets come with lower valance
• Kitchen: 36″ upper cabinets, bulkhead trim, deep cabinet above fridge, 3 pots & pans drawers & 4 regular drawers
• Microwave shelf or under cabinet bracket in kitchen with dedicated electrical outlet
• Laundry Room: 5’ upper cabinet above washer and dryer (if Laundry Closet: 2x melamine shelves)

Flooring & Wall Ceramics

• Hardwood flooring: choice of 4-1/8″ red oak engineered hardwood in traditional or modern stain colours
• Laminate: choice of 7-1/2″ laminate in traditional or modern colours
• Ceramic flooring: in kitchen, mud/laundry room, front entrance and all bathrooms (with 5/8” plywood underlay or with Schluter®-DITRA underlay)
• Carpet: 36oz poly broadloom with 9mm foam under pad on stairs, hallways to bedrooms, and in all bedrooms
• Bathroom shower waterproofing: Schluter®-KERDI-SHOWER-KIT
• Kitchen back splash: ceramic tile in kitchen up to hood fan and up to upper cabinets (where applicable)

Interior Finishes

• Interior doors: choice of traditional or modern styles
• Baseboards and trim: choice of traditional or modern styles
• Main floor windows: window ledge mouldings
• Swing doors on all closets
• Door hardware: satin chrome finish, door knobs on interior doors, privacy sets on all bathrooms and master bedroom
• Mirrors in all bathrooms
• Handrails, posts and spindles: red oak stained to client selection, choice of traditional or modern styles
• White painted MDF caps on half walls
• Paint colours: choice of 2, including 1 accent wall
• Paint specs: 1 coat of primer and 2 coats of latex paint on all walls, ceilings, doors, and trim
• Ceilings: smooth ceilings throughout (no stipple)
• Linen closets and pantry: 5 shelves (where applicable)
• Closets: single rod with shelf in all closets

Plumbing

• Bathroom fixtures: standard white
• Sinks & faucets: undermount porcelain sinks in all bathrooms with Moen single-lever faucets
• Master ensuite vanity: comes with 2 sinks & faucets
• Master ensuite shower: 4’x3’ acrylic base with 3 full height ceramic walls and 1 custom glass wall
• Master ensuite tub: choice of 5’ drop-in acrylic soaker tub with 2 rows full wall tiles around tub OR upgrade master ensuite shower to 5’x3’ acrylic base with 2 custom glass walls and 2 ceramic walls
• Main bathroom tub: 5’ skirted acrylic soaker tub with shower head and full height ceramic wall tiles
• Constant pressure, variable temperature water valves in all showers
• Toilets: low flush, water conserving
• Kitchen sink: Undermount double or single stainless steel with single lever Moen faucet and pull-out vegetable spray
• Dishwasher: rough-in plumbing with separate shut-off valve
• Shutoff valves for ALL plumbing fixtures
• Hot water heater: gas fired, tankless on-demand or condensing tank (rental included or option to buy)
• Hose bibs: 2 exterior frost-free hose bibs – 1 in garage and 1 at rear
• Laundry area: washer and dryer connections with hot and cold water taps
• Basement 3-piece bathroom rough-in included
• Water softening system (Fox Run only)
• Sump pump (Fox Run only)

Heating and Ventilation

• Furnace: dual stage, 96% high-efficiency, ECM, gas-fired, forced air
• HRV: 75% sensible efficiency, 3 high speed settings, 70-120 CFM
• Air Conditioner: 16-SEER ENERGY STAR Certified
• Fireplace: direct-vent gas fireplace on exterior wall with choice of black decorative surround OR painted white MDF mantle
• Bathroom exhaust fans: separately switched, vented to exterior
• Dryer: vented to exterior

Electrical

• Detached home service: 200-amp with 62 circuit breaker panel
• Townhome home service: 100-amp with 32 circuit breaker panel
• Switches & plugs: white Decora style
• LED pot lights – interior: 5 in kitchen
• Range hood fan: stainless steel chimney style, vented to exterior
• 1x Recessed outlet for wall-mounted TV & conduit to entertainment area
• Pendant lights: 2 capped outlets over kitchen island, on separate switch
• Washer, dryer and stove: heavy duty 220volt receptacle for dryer and stove, and a 110volt outlet for a washer
• Dishwasher: Rough-in wiring on separate circuit breaker
• USB outlets: 2 included, client to specify locations
• Ceiling fan: reinforced receptacle in master bedroom for future ceiling fan
• Bedrooms (all): ceiling fixture
• Bathrooms: ceiling fixture (except powder room) & vanity light above each sink
• Smoke detectors and/or CO2 detectors with strobes on each level and in all bedrooms
• Electric door chimes
• Laundry room: occupancy sensor
• Dining room: capped ceiling outlet
• Networking pre-wire: 7x CAT6 locations wired to 8-port gigabit switch mounted in a modem-ready SMART Panel
• Conduit from Attic to Basement
• Conduit from electrical meter to basement for service provider wiring
• Central VAC rough-in: minimum 3x outlets in interior finished walls, tied-in at basement & incl. dedicated electrical outlet
• Garage: electrical outlet(s) for future garage door opener(s)
• Exterior waterproof outlets: 1 at front and 1 at rear, on ground fault breaker

Miscellaneous

• ENERGY STAR Certification (version 17.1)
• Radon gas testing on sample of homes in each project

Landscaping

Urban Lots:

• Tree planting as per City approved landscape plans
• Driveway: asphalt paved
• Walkway: Patio slab at front entrance as per landscape plan
• Yard: Fully sodded front, side, and rear with nursery grown sod