All our homes are registered with the National Home Warranty program. All homes are built to the highest energy efficiency codes and are eligible for Energy Star rating and certification programs.
Rough grading around home to a maximum of 20'
Connect all utilities (acreages may have exceptions)
1 load gravel in driveway
Excavation for foundation
Footings shall be 20" x 8" with 32 mpa concrete
Foundation walls shall be formed concrete walls with 32 mpa concrete (unless wood or ICF foundation )
Installation of 4" weeping tile around the footings and covered with 8" deep granular rock cover as per code
Tar damproofing on exterior wall surface to grade line
Backfill and final grading as required
Floor joists shall be open web floor trusses except for landing areas (unless otherwise specified)
Floor systems to have insulated rim ply sealed with spray foam for an air tight seal.
Floor sheeting shall be 3/4" T&G OSB sheeting nailed & glued as per manufacturers recommendations
Exterior load bearing walls shall be 2" x 6" spruce studs at 24" on centre spacing and 2" x 6" spruce single bottom plates and double top plates and sheeted with 7/16" OSB nailed as required. Differences in wall specs will be applicable when using BASF energy wall systems.
Interior walls shall be 2" x 4" spruce studs at 16" on centre spacing and 2" x 4" spruce single bottom plates and double top plates
Roof shall be constructed with engineer designed wood prefabricated roof trusses including all blocking, bracing and strapping and sheeted with 7/16" OSB roof sheeting, connected with aluminum “H” clips
Energy Star Windows (triple pane with low “E” argon)are white PVC, supplied by Prestige
Exterior doors shall be fiberglass insulated doors in metal clad frame and Weiser SmartCode 5 keypad deadbolt and a Weiser Grayson or equivalent thumb latch door handle on front door . Front door is “Mystique” or equivalent style glass, ½ length glass, other exterior doors are 6 panel embossed (unless otherwise shown on the blueprint).
Attached garages have 2" x 6" walls
Fiberglass insulated garage door includes opener
Decks complete with Trex Select decking and aluminum rails (unless otherwise noted)
Optional decks shall be constructed as per plans
Central Vac system and standard Vac package supplied and installed
Basement floor shall be 4" deep with 27 mpa concrete with smooth troweled finish with 1" BASF spray foam under slab
Garage floor shall be 4" deep with 32 mpa concrete with rebar grid 16" o.c. and smooth trowelled finish with saw cuts to minimize cracking
DRIVEWAYS & WALKS
If on price proposal, driveway & walks shall be 4" deep with 32 mpa concrete installed on compacted sand or gravel and broom or decorative finished concrete with a 16" o.c. grid of rebar and saw cuts to help minimize cracking
Exterior walls will be covered with approved building paper and covered with stucco, cement board siding or vinyl siding (color as selected by owner and approved by builder) other finishes may apply, see elevations.
Soffits & Fascias will be pre-finished aluminum and applied with aluminum nails or staples.
Eaves trough, down spouts, and fastening straps shall be pre-finished aluminum rolled and pressed on site and fastened to provide adequate drainage.
All roofing, starter strips, hips, ridges and valleys shall be 30 year minimum warranty fiberglass shingles, (IKO Cambridge series), nailed with roofing felt under entire roof. (Color as selected by owner and approved by land developer)
Chamfered drywall corners shall be used on all corners unless otherwise specified
Wood stairs and stringers shall be covered with flooring of owner’s choice. (Except basement and garage stairs, unless lower level is developed or is previously agreed upon)
Interior doors will be smooth or wood grain paint grade with choice of standard profiles from Lynden door. Window trim to be MPU 423 3" x 5/8" smooth and baseboards shall be style MPU 425 6" profile, both in primed MDF paint grade. (Unless otherwise specified)
Metal spindles in choice of finish with stained maple hand rails around stairwells.
Kitchen cabinets and bathroom vanities shall custom maple doors/fronts with choice of stain color (unless previously specified) with white melamine bases and shelving and soft closing hardware
Counter tops shall be builders series quartz, color selected by owners.
Ceramic tile in kitchen between upper and lower, as well as one or two rows of tiles (depending on tile size) of tiles on vanities and around all tub/shower units.
Interior and exterior door hardware shall be Weiser and privacy sets will be installed on bathrooms and master bedroom and passage sets on all other interior doors.
Exterior doors shall have keyed alike sets and deadbolts installed. The door from garage to house shall have self-closing hinges as required by the code.
Bathroom hardware shall consist of a mirror trimmed with wood to match cabinets, a 24" towel bar, a towel ring and a toilet paper holder mounted on the side of the vanity or wall depending on layout.
An insulated ( R 50 )attic access with weather stripping shall be installed in a location determined by the builder.
Mini blinds (tilt & raise/lower option) used in all garden/patio doors
Various stain colors to choose from
Heating shall be a energy star ( 96% efficient, 2 stage )natural gas furnace and inclusive of all supply air duct work, return air duct work, bathroom/kitchen venting and all floor and wall grills and registers.
Energy star HRV system that is balanced to regulate air movement in house
Energy star air conditioner ( 14 SEER)
All ducts are sealed so no CFM is lost
All heating and hot water equipment, gas lines and venting and duct work shall be installed to local code requirements. Inclusive of all gas line installations and gas venting.
Optional natural gas direct venting fireplace with spark ignition can be installed including gas lines and venting requirements.
All plumbing systems and fixtures and components shall be in compliance with all applicable codes
Fixtures included shall be dual flush toilet, stainless steel double kitchen sink, ceramic vanity sinks, energy star tankless hot water system OR high efficient boiler system, white fiberglass tubs (Maax TSEA) and/or showers (Maax). Shower-only units include a glass door.
All other fittings, shut off valves, accessories needed to complete the work shall be included.
All faucets are are chosen by homeowner with applicable budget
Energy star ( 96% efficient) tankless hot water heater with a recirculation line
3/4" meter with ¾ " service
Tub and shower taps are “Pressure Balanced” to prevent scolding.
Gas lines to deck and garage (no gas line to garage when house has infloor heating)
All electrical raceways, circuits and panels, breakers and switches, wiring and fixtures shall be in accordance with applicable codes.
X-Mas plug in soffit c/w switch in house
Main panel and breaker shall be a 200 amp service.
Underground connection is included.
All switches, plugs and receptacle shall be white Decora style. Extra charges apply for dimmer switches.
Fixtures shall be selected by homeowner with given budget
All wiring specs will be provided to homeowner with electrician's inclusion list prior to on site walk through.
INSULATION & DRYWALL
Undeveloped lower levels to receive spray foam insulation in the wall and R 8 behind the wall to have a total of R20 insulation value and 6 Mil Poly on exterior wall surfaces & 2 x 4 framing
Ceiling insulation is R50
2 x 6 exterior walls receive R20 insulation
2 x 4 exterior walls receive R12 insulation (garage walls may not apply)
Vapor barrier is 6 mil poly taped at the electrical outlets and all joints are caulked and sealed
All drywall surfaces are to be sanded smooth and receive 1 coat primer, 2 coats of latex paint except textured ceilings
Choice of two main paint colors plus a trim color (total 3 colors)
Attached garage ceilings have R40 insulation (if in price proposal)
Spray foam insulation can be priced in as an option at owners request
Budgets are given to homeowners based on information given on at quoting stage for desired finishes. Budgets will be given for the following items: light fixtures and bulbs, quartz countertops including sinks, hardware, non-standard tubs if applicable, and faucets/shower trims.
ITEMS NOT INCLUDED
Landscaping or prepatory grading or topsoil
Hot tubs or Jacuzzi tubs unless specifically detailed in price proposals
All appliances unless specified in contract price
Installation of any appliances that are hot hard wired or plumbed in.
Financing charges if financed through Evolve Developments Ltd.
Retaining walls and fences are not included but can be priced in
Coordinating with trades beyond the build scope such as interior designer, window covering supplier, or homeowner supplied trades.
All items added at extra cost will be added by “Change Order Form” and signed for by purchaser.
A wide variety of customizable specs are available in any home. All changes will be calculated as an extra or credit as compared to the standard spec or spec as quoted prior to the commencement of the build. Changes to building specs once construction has started may impact scheduling as well as cost.
Note: All fixtures / hardware / equipment / outside taps etc. will be located by & be at the discretion of the builder or sub-contractor unless previously agreed upon in writing to the contractor prior to the work being done. Any changes made after the work has been completed will be an extra charge.
For further details on any of the above items, please come see us.