Specifications are provided as a supplement to the plans and act in combination with the plans to explain the project and to assist the owner and the contractor in establishing some of the terms to be included in the final Contract for Construction. They work as one document which the builder uses to construct the project. They are written rather than drawn and often contain descriptions in words that are also drawn on the plans. Sometimes the written specifications describe a process in detail that cannot be shown in a drawing.
In addition to describing the details of the project in writing, the specifications also provide specific instructions that must be done by the contractor (and/or) the owner during the course of the project, such as, cleaning the job site on a daily basis or hours of operation or who pays for utilities during construction. Most good contractors put many of these items in their contracts but some do not, so it is wise to mention them again so they become a part of the final contract.
Below are some of the items that are generally included in most specifications for small projects. Keep in mind that each project is unique and each set of specifications will also be somewhat different.
General conditions:
“All contractors shall be held to have examined the premises and the drawings and satisfied himself as to the existing conditions that will in any way effect the work of his contract. All conditions and dimensions shall be verified on the job site by the general contractor and any subcontractor. Contractor shall approve all work conditions and dimensions by any sub-contractor before work commences and ……………..” (This section continues on to describe how each contractor should work together and describes what is included in the project.)
Contract Documents:
“The contract documents are comprised of the plans, the specifications and general conditions in combination with the Contract for Construction agreement between the owner and the contractor. This agreement shall include any and all other conditions that are deemed necessary by both parties to facilitate a complete project with associated payments in increments as the job progresses (schedule of values)……… ……. ” (This section continues to describe, in more detail, elements that are important in establishing a good contract. It is not intended to be the contract nor does all of it have to be included.
Engineering:
“If the plans have not been stamped by a registered engineer, it remains the duty of the owner and the contractor to have structural members appropriately engineered for compliance………..” (this section continues to describe specific instructions regarding inspections of foundations and code compliance requirements for the structural components of the building.
Codes:
“All construction means, methods and materials installed by all contractors……….” (Describes code compliance requirements)
General Construction:
“All walls, sheathing, studs, joist, rafters, siding sheetrock, finishes, flooring and other portions of the new building shall be equal to or better than the existing materials, sizes and specifications with the understanding that the new construction means methods and……………..” (This section continues with general comments and descriptions of the project in words that convey the intentions of the drawings.)
Notice of Discrepancies:
“Should the owner or the contractor or any subcontractor or consultant become aware of any discrepancies that will have a material effect on the construction of this project, they are required……………..” (Describes the process of disclosure)
Contract for Construction:
“The contract for construction is a separate document between the owner and the contractor which fully describes the project, the stages of construction and payment schedule. ”
Building Schedule:
“Provide the owner with a schedule of construction times indicating the general work to be done during each particular phase and…………” ( Contionues to state specificics of start and finsih time conditions and possible penalties for non compliance)
Payment Schedule:
“Contractor shall provide to the owner, in writing, the anticipated request for payment schedule, payment terms and payment conditions based on the completion of each phase of the work described in the contract for construction ( schedule of values). Retainage unless otherwise modified shall be 10%.”
Project Time:
“Project time limit is hereby stipulated to be a maximum of 4 (four) months from contract sign date unless otherwise agreed in writing or so stipulated in the final contract for construction. ”
Hours of Operation:
“Consult with owner and agree on reasonable and defined work hour times for each day of the week during the project schedule. Amended by mutual agreement at any time. ”
Occupation of the Premises:
“If the owner will occupy the existing livable spaces within the residence during the construction process, it may be necessary to maintain a separation between the remodeling portion of the site from the living areas both inside and out. Owner must notify the contractor of the intention to occupy the premises prior to signing the contract for construction. ”
Dust Control:
“Contractor shall erect temporary dust enclosure walls as necessary to prevent dust from entering into the living space of the existing house and prevent dust from entering the existing a/c system. Provide for cleanup of the work area at the end of each day and verify with owner that dust control measures are working and effective. If the owner is to occupy the premises during construction, arrangements shall be made in advance between the owner and the contractor regarding means and methods to be used to control dust. ”
Project Safety:
“The contractor should make arrangements with the owner regarding areas that will be off limits for safety reasons and then mark off these areas with construction tape and or barricades as necessary to ……………” ( Includes more details on project safety requirements specicic to the job)
Permits and Preliminary Site Setup:
“Obtain all required permits and post according to code(s), if any, on the premises. Inform the owner regarding the actual start date and anticipated finish date as stated in the contract at a time agreeable by the owner. ”
Toilet Facilities:
“Place on-site appropriate toilet facilities prior to beginning work, properly maintained and removed when the job is completed. ”
On-Site Utilities:
“Use of existing electrical outlets and water taps on the exterior of the home will be allowed so long as utilities used are used exclusively for use of tools and equipment required for the construction of the addition only. Contractor is responsible to see that all utility use is terminated at the end of each day and protected from freezing or any other site elements that can cause leakage. ”
Excavation, Demolition, and Onsite Preparations:
“Remove and dispose of those materials so described in the contract documents unless specific items have been requested by the owner to remain on the site. Provide for an agreement between parties to store these materials in appropriate locations so they will not interfere with the work in progress and to protect the materials being stored.”
HVAC, Water and Electrical Services:
“Make all lines ready and pressure tested before making final plumbing connections to the new addition. Maintain water service. Inform the owner………..” ( More information is provided describing different conditions encountered for each job.)
Foundation:
“Prepare, form, install steel reinforcement, apply post tension reinforcement, pour concrete and finish to the indicated elevations a complete foundation package as shown on the plans and as specified by the engineer of the plans. Call the engineer at the appropriate time to obtain a personal inspection prior to pouring and finishing the concrete. Obtain and keep on record the required signatures and approval documents per code in the City of Austin. ”
HVAC:
“Contract with a qualified HVAC consultant to provide an engineered duct layout plan and connections to the new a/c air unit or any relocated HVAC systems. Install new ducts according to the HVAC plan. Unless otherwise agreed in writing these ducts shall be smooth surface interior wall and insulated on the exterior with flow dampers at each outlet. ”
Gas Connection:
“Provide all required safety valves and cutoffs where appropriate and run the line into the house and to the new appliances. Run black steel gas piping in the attic according to code requirements of the City of Austin or Southern Building Code requirements. Test line and certify warranty to owner. ”
Gutters:
“Install metal seamless gutters and downspouts as noted on the plans or as stipulated in the contract for construction. Provide downspouts and splash blocks in appropriate locations to insure prevention of erosion and to move water away from the building foundation. Provide deflectors as necessary to channel water from roof into gutter.”
Site Drainage:
“Provide site grading and finished soil conditions necessary to insure drainage of all water is away from the foundation and to stay within the confines of the property except as allowed by city code for approved water drainage conditions. Water is not to be channeled to the neighboring property unless there exists a separate drainage easement for that purpose.”
Electrical:
“Relocate and install new light switches and light fixtures according to the plan and with fixtures shown on the fixture schedule. Review new load distributions and change the main panel connects as required.”
Storage of Materials:
“All materials stored on the site must be kept dry and properly protected until they are installed. Contractor will remain responsible for all materials stored at the site. All materials stored on the site are the property of the owner.”
Moisture Control:
“All materials must remain dry as they are installed into the project and should never be allowed to be concealed or enclosed if they are wet.”
Change Orders:
“All change orders must be submitted in writing and signed by both the builder and the owner. When necessary, a sketch should be attached to describe the details of the change order. A cost must be included for the change order and the total cost of the project should be adjusted for each change order approved. ”
Insurance:
“The contractor and the owner should discuss the requirements for builders risk insurance and determine the need. The owner should consult with the lender and existing insurance agent(s) to determine insurance needs to cover property damage and personal liability during the construction process. ”
Performance Bonds:
Not all projects require performance bonds, but when the completion date is important and should failure to complete the project on a certain date be the cause for damages to the owner, it is a good idea to include a performance bond in the contract documents. This will require payments be made to the owner to cover such damages should the project be extended. The cost of this bond will be added to the contract amount however.
Example Project
The following section is an example of an actual remodeling project and should not be used as a part without modicfications required to meet the objectives of the new project.
SECTION II: SPECIFIC CONSTRUCTION NOTES AND DESCRIPTIONS
General Description:
An addition to the rear portion of an existing residence which includes a new garage, new driveway ramp approach, new sunroom, master bedroom, master bathroom and utility room. Other work includes a change in the side entry, removal of the existing garage, removal of the garage concrete foundation, removal of the side entry deck, relocation of the existing a/c compressor, replacement of the front door and rebuilding of the front entry porch. A new roof will be provided which will tie the new addition to the existing residence, a new a/c system will service the new zone created by the addition and new siding will replace the existing shingle siding. Other modifications will include the replacement of some windows and repair kit installations of some other existing windows, a replacement of kitchen cabinets, countertops and appliance as well as some changes to electrical outlets, fixtures and switches around the kitchen area. Site work will also include a regarding of the rear yard to accommodate drainage requirements.The entire scope of work will be divided into 2 phases. Phase 1 will be the addition of the rear section including the master bedroom, the sunroom and the garage. Phase 2 will be the remodeling of the existing space. The new roof and the driveway will be a part of Phase 1.
Demolition:
Remove the garage and the garage concrete foundation. Do not remove the existing side entry deck until time to install the ramp for the driveway approach to the garage. Remove the rear exterior walls as required for installation of the new foundation and construction of the new addition. Remove all materials from the site.
Drainage and Site Preparation:
Cut and fill the rear portion of the site to provide drainage from the rear yard to each side of the structure as shown on the site plan. Examine existing conditions and if required install new French drain across the rear drain line area. Moisture must be prevented from entering the foundation area of the house on all sides.Install a new French drain system completely along the North side of the house as shown on the plans from the rear yard into the front yard. Consult with the landscape Architect to determine the best location for the discharge end of the drain in the front yard area.
Roof Structure:
The existing roof requires modification and bracing at the apex of the existing roof eave which will be raised to a higher level to meet the new ridge. Verify the location of the existing structural supports and the location of the new structural support points as they will be placed with the new wall locations below which will be relocated in Phase 2. The new roof may be installed before the walls are relocated below and it is therefore important to place the new supports in the appropriate places at the time of the installation of the new roof. Add the new supports, ad the new roof. Since the owner will occupy the existing space below, consideration should be given to this factor before determining whether or not to install the new roof materials to the remaining section of the roof.
New Metal Roof:
To be a standing seam metal roof. Provide base nailer material to the existing structure to match the new roof as required and recommended by roof material manufacturer. Provide flashing at new valleys to allow for movement of foundations and expansion joints at the garage and the sunroom.
Attic Ventilation:
There is no requirement to add roof vents other than the installation of end vents shown in the plans and new eave vents along the perimeter. Consult specifications and instructions for the new roof materials or applicable codes which may specify additional venting.
Siding and Insulation:
Remove the existing asbestos shingle siding. Repair existing wood siding that has been exposed. Replace the lower drip edge trim as needed. Prep for painting. Caulk and paint with a sealer coat and 2 coats of paint. Color selected by owner.
Existing Eave, Facia and Trim:
Examine all existing eave overhangs and replace rotten wood. Trim the rafter tails as necessary to provide a straight line along the eave. Caulk and paint. Install new gutters and maintain a straight line condition on the roof eave.
Foundations:
Examine the existing conditions of the pier and beam foundation and determine the bearing point locations and dimensions from each other and the depth of the bearing points. Provide for the new bearing points to be at the same depth and distance apart matching the existing conditions. Where concrete slabs meet pier and beam foundations, provide for expansion joints at the floor, walls , ceiling and roof to allow for changes in soil pressure. Include all work specified by the engineer required for these plans.
Foundation Skirting:
Existing plaster skirting that is not being removed for the addition may remain. Examine the condition of the skirting a make repairs as necessary. Skirting along the driveway side may remain if it makes the installation of the new driveway ramp easier. If not, it should be removed and replaced where it is exposed. Make sure the front edge corners are repaired to be straight and in good condition. Remove and replace a lower trim edging between the siding and the skirt. Provide a new access hole and cover for the one being covered on the driveway side. Provide a second access hole and cover for the new addition foundation.
Repairs to Foundations:
Examine the existing conditions under the house and make proper repairs to rotting wood as necessary. Some repairs have been made in the past which may require some additional bracing. Check to verify that all supporting posts and beams are functioning properly and bear the weight intended. Make repairs to plumbing drains as needed especially in the area of the existing tub drain.
Existing Water Bibs:
The existing water bib on the drive way side should be relocated to be above the level of the new driveway ramp. All other water bibs should be capped or relocated to be as shown on the plan.
New Driveway:
Install the new driveway as shown on the plans. The new concrete drive shall be stamped with a paver pattern along the edges and along each expansion joint only. Pattern to be selected by the owner. Stain the concrete to owner selected color. All concrete work shall be finished in a professional manner with no voids, pits or rough edges. Apply a light broom finish or exposed aggregate finish as specified by the owner. Expansion joints are shown on the plans.
Gas Line:
Provide a new gas line on the exterior of the house along the driveway side from the existing front underground location to the side location of the garage per code requirements.
Front Porch, Deck and Railing:
Remove deck materials, railings and foundation support members that are rotting or damaged. Replace such members with new materials. Add new railings, supports, new roof extension and new steps shown on the plans. Provide owner with alternative decorative finishes to be selected for the final look of details of supports, railing and eave brackets. Paint or stain to colors selected by the owner. Add new beaded board ceiling to the front porch and stain with color selected by owner.
Electrical:
Relocate and install new light switches and light fixtures according to the plan and with fixtures shown on the fixture schedule and provide allowances for those not specified. Review new load distributions and change the main panel connects as required. Provide new fuse panel inside new garage. All exterior outlets to be GFI w/covers. All flood lights to be shielded. All fans to have rheostat switches. For special kitchen lighting see plans.
HVAC:
Relocate the existing compressor and refrigerate lines to the new location shown on the plans. Add a new compressor unit at this same location. Install the new a/c fan unit in the location in the attic shown in the plans. The residence will be zoned into two zones as indicated on the plans. Consult with the owner regarding the location of the thermostat and the type of thermostat to be used. Install UV light in each return air duct. Source at Light Bulb Shop 453-2852. Verify condition of existing Trane compressor unit and advise owner regarding replacement needs. Unless a decision is made to replace the unit, proceed with relocation of the unit to the location shown on the plans.
Gutters:
Install 6″ metal seamless gutters on all areas of the roof where water sheds off the roof and provide downspouts and splash blocks at each side appropriate location. Provide deflectors as necessary to channel water from roof into gutter. Prepare site to channel water away from the structure and then to the appropriate drainage discharge point.
Existing Hot Water Lines:
Provide new insulation on all hot water lines.
The following section is used to list the details of all the parts and pieces
that are included in the project.
SECTION III: FIXTURES, FINISHES & SCHEDULES:
The following items are listed in a separate specification sheet and may be incorporate here by providing a reference number below:
Light Fixtures:
(see schedule)
Plumbing Fixtures:
(see schedule)
Floor Coverings:
(see schedule)
Countertops:
(see schedule)
Cabinets:
(see schedule)
Appliances:
(see schedule)
Bathroom Fixtures:
(see schedule)
Misc. Selections
(see schedule)
Room Finishes
(see schedule)
Paint:
Color chips to be provided by owner to contractor
Windows:
(specify windows)
Doors:
(See door schedule)
SECTION III: NOTES and Remaining Items
Roofing:
Specify roofing for the small roof addition to match existing or install new roof throughout
Siding:
Specify which sides get new siding and type and style of siding to be used
Other drawings:
Any changes to preliminary drawings
Kitchen elevations
Foundation details
Reference sections to appropriate pages
Additional general notes after final conference
Final Notes:
Used as necessary to provide additional information