THE VILLAS

East Shore • The Woodlands

SPECIFICATIONS & ALLOWANCES

 

Plan:                                (Option A)   Square  Footage:

 

Location:                Lot:                        Tract:                     Section:

 

LOT PREPARATION & GRADING

 

Clearing:                     Driveway cleared; house and garage areas cleared within 5 feet of structure.

 

Grading:                      Lot finish graded to provide positive drainage away from house and garage.

 

Fencing:                      Silt fencing installed at curbs to prevent soil runoff into street.

 

FOUNDATION

 

Soil Report:                Soil testing by QC Laboratories, Inc. for foundation design

 

Slab                             Post-tension foundation slab, engineered by M.F Engineering, to conform with soil report.

 

Concrete:                     3000 psi 5-sack mix

 

DRIVEWAY, WALKS & PATIOS (FLATWORK)

 

Front Walk:                 Interlocking pavers

 

Driveway:                   Broom-finished concrete

 

Breezeway Walk:        Broom-finished concrete with paver border

 

Sidewalk:                    Broom-finished concrete

 

FRAMING & CORNICE

 

Studs:                          Stud grade pine or fir on 16” centers

 

Plates:                         All plates in contact with concrete are pressure treated; other plates are utility fir.

 

Floor Joists/Beams:    Engineered I-joist/parallel beam system

 

Subfloor:                     1 1/8” “sturdifloor” tongue and groove plywood

 

Joists/Rafters:             #3 yellow pine or fir on 16” centers

 

Sheathing:                    ½” CDX plywood

 

Cornice:                      1 x 4, 1 x 6, 1 x 12 Hardiboard fascia with 7/16” perforated Hardiboard soffits with continuous vent

 

Decking:                      7/16” OSB Techshield with reflective coating for energy efficiency

 

WINDOWS

 

Type:                           Insulated, energy efficient vinyl windows, single-hung or fixed per plans

 

Glass:                          Low E glass, tempered glass as needed, divided-light arrangement per plans

 

Screens:                      Half-screens provided for all operating windows

 

ROOFING

 

Type:                           30-year composition shingle; Elk Prestique or equivalent with 15 lb. felt underlayment.

 

Attic Ventilation:         Continuous ridge venting for added ventilation.

 

PLUMBING

 

Pipes:                          Water pipes throughout house are copper.  Drain lines are PVC.

 

Water Heaters:            2-50 gallon gas units, located in attic.

 

Gas Outlets:                Water heaters, fireplace and furnace as necessary, cooktop and clothes dryer

 

Sinks:                          Kitchen: Elkay stainless steel undermount.

                                    Powder Room: Kohler Caxton undermount (biscuit color)

                                    Master Bath: Kohler Caxton undermount (biscuit color)

                                    Secondary Baths: Kohler Caxton undermount (biscuit color)

                                    Utility Room: Drop-in deep sink

 

Faucets:                       Kitchen: Kohler brushed nickel with pull-out sprayer

                                    Powder Room: Kohler brushed nickel with 8” spread

                                    Master Bath: Kohler brushed nickel with 8” spread

                                    Secondary Baths: Kohler chrome and brass with 4” spread

Utility Room: Kohler single-lever chrome

 

Tubs:                           Master Bath: Royal Bath Whirlpool

                                    Secondary Baths: 5’ Crane or equivalent

 

Commodes:                 Kohler elongated in master bath, powder room and secondary baths.

 

Disposal:                     Insinkerator ½ H.P. at kitchen sink

 

Water meter:               1” meter

 

Note:                           Third floor bath omitted in Option A of Garden Villas.  Plumbing will be roughed in for future bath addition.

 

AIR & HEATING

 

Units:                           Two; sized per A/C contractor load calculation

 

Type:                           Carrier; 14 SEER

 

Furnaces:                     Two; 1st floor gas unit; 2nd/3rd floor gas unit

 

Registers:                    White plastic registers; white metal return-air grills.

 

Thermostats:                Programmable; one for each floor of home

 

ELECTRICAL

 

Code:                          2003 International Residential Code; One and Two Family Dwelling Code, as per plan.

 

Main Panel:                 Minimum 200 amp service, determined by load calculations.

 

Wiring:                        Copper wiring from meter throughout home.

 

Switches & Plugs:       Standard plugs; Decora rocker switches throughout home; covers may be white or ivory in painted areas, with optional brown in stained areas, if any.  Master closet and pantry shall have door jamb switches.

 

Lighting:                      Recessed lighting and undercounter kitchen lighting provided per plan; installation of fixtures as selected by buyer.  Allowance: $3,000 (not including recessed lighting).

 

SECURITY, STRUCTURED WIRING & ENTERTAINMENT

 

Security:                      Contacts on all operable windows and doors.  Two keypads, one control panel, one siren.  System operational at completion of home, but requires buyer to contact security company to establish monitoring, if desired.

 

Telephone:                  6 jacks, located per plans or locations of buyer’s choosing.

 

Television:                  6 jacks, located per plans or locations of buyer’s choosing.

 

Smoke Detectors:        Located in each bedroom and outside of each sleeping area; part of the security system, connected to main control panel with battery back-up, and can be monitored by security company.

 

Stereo:                         Includes surround sound prewire in family room; standard prewire for 2 speakers/1 volume control at 4 separate locations throughout house, to be determined by buyer.  Stereo equipment is not included.

 

INSULATION

 

Exterior Walls:           R-13 Fiberglass Batts.

 

Ceilings:                      R-30 (blown-in), R-19 batts installed at sloped ceilings and beneath attic area which are decked with plywood (catwalks, storage areas).

 

Polyseal:                     All exterior sole plates, door jambs and windows.

 

Water Pipes:               Wrapped with foam insulation where exposed to open air in attic.

 

SHEETROCK

 

Walls & Ceilings:       ½” throughout home, nailed and screwed into place.

 

Porches:                      Greenboard

 

Finishing:                    Walls and ceilings are taped, floated, skimmed and sanded. All walls are textured and ceilings are stomped (excluding garage,closets and pantry).

 

Tubs & Showers:        Hardibacker board installed for water resistance.

 

GARAGE DOORS

 

Type:                           Overhead steel door with raised panels, as per plan.

 

Opener:                       One garage door opener mounted on ceiling with 2 remotes.

 

EXTERIOR STUCCO & STONE

 

Stucco:                        Exterior of house with details and foam banding applied as per plans.  Metal lath with 3-coat cement masonry procedure and elastometric finish.  Two colors provided (wall and trim).

 

Stone:                          Precast stone balusters installed per plans.                       

 

                                                      

CABINETS

 

Kitchen &                    Prefinished Benedettini cabinets ( stained with inking) with white formica

Family Room:             interiors.

 

Powder Room:            Furniture piece.  Allowance: $800

 

Baths/Utility Room:    Painted cabinets with raised panel doors per plan.

                    

INTERIOR TRIM

 

Crown Moulding:        2 layer moulding in all formal areas downstairs, master bedroom and gameroom. Single layer moulding in utility all secondary bedrooms and hallways on 2nd and 3rd floors.  All moulding is painted.

 

Baseboards:                7” block-panel baseboards on first floor.  3 ½” colonial base trim on 2nd and 3rd floors, all base painted.

 

Interior Doors:                        Solid core, 2 panel, paint grade.

 

Stairs:                          Stained oak treads with tile risers on first floor, carpet on treads and risers on risers on 2nd and 3rd floors. Balusters to be wrought-iron, all handrails and newel post to be stained oak.

 

Closets:                       Rods and shelving per plans, one stacked shelf unit will be included in each secondary bedroom closet.

 

Master Closet:             “Spaceman” prefinished cabinet/shelving system.  Allowance: $2,200.

 

Windows:                    All windows throughout house will have painted wood casings (style to match door casings).

 

Front Door:                 3’ x 8’ unit, mahogany with decorative glass insert.

 

PAINT

 

Brand:                         Sherwin Williams, Monarch or equivalent.

 

Texture:                       Light roll-on texture on all walls (excluding garage, closets and pantry which are smooth painted).

 

Interior:                       Flat latex on walls and ceilings, one color. Semi-gloss oil enamel on all painted woodwork and cabinetry, one color. Stain on stair, one color.

 

Exterior:                      One color for all fascia, soffit and porch ceilings, a durable acrylic paint with paint with mildew resistant additives to be used.

 

Comment:                    Eggshell paint, deep colors or multiple colors will be additional.

                                                    

FLOORING

 

Tile:                            Entire first floor area and all baths and utility, straight-line pattern installation.  Allowance: $2.75 per sq. ft. (material).

 

Carpet:                        All areas on 2nd and 3rd floor except baths, installed, including pad.  Allowance: $20 per yard (installed).

 

Slate/Tile:                   Exterior covered porches and balconies, except breezeway to garage.  Allowance: $2.50 per sq. ft. (material).

 

Note:                           Flooring allowances are for straight-line pattern installation.  Special patterns will incur additional charge.

 

TUBS AND SHOWERS

 

All tubs and showers to be tiled, with a tiled soap/shampoo shelf included.

 

COUNTERTOPS

 

All countertops throughout house shall be granite with 1 ½” bullnosed edge and undermounted

sinks except utility room to have drop-in sink.

 

BACKSPLASHES

 

All baths and utility room countertops will have a 4” granite backsplash.  Kitchen shall have a tiled or stone backsplash.  Allowance: $5.00 per sq. ft. (material).  Master bath tub skirt and backsplash shall be tile to match floor.

 

APPLIANCES

 

Oven:                          30” GE Profile with stainless steel finish

 

Cooktop:                     5 burner, gas GE Profile with stainless steel finish.

 

Microwave:                GE Profile with stainless steel finish

 

Dishwasher:                GE Profile with stainless steel finish.

 

Disposal:                     Badger 5, ½ h.p.

 

Refrigerator:               42” GE Profile with stainless steel finish.

 

WEATHERSTRIPPING

 

Front Door:                 Dark bronze threshold.

 

Other Doors:               Aluminum mill-finish threshold on all exterior doors of home and detached garage.

 

HARDWARE

 

Includes all door knobs, cabinet knobs, towel bars, paper holders, and front door handleset.

Allowance: $1,500.

 

MIRRORS AND SHOWER DOOR

 

Master Bath:                1” beveled mirror

 

Secondary Baths:        Standard plate glass mirror

 

Powder Room:            Wood frame mirror to match furniture piece.  Allowance: $200.

 

Master Shower:           Frameless unit with clear glass.

 

FIREPLACE

 

36” pre-fab unit in family room with gas logs and remote control, direct vent type.

                                              

LANDSCAPING

 

General:                      Landscaping designed and approved to meet Woodlands design criteria.

 

Sprinkler:                    Zoned system, all flowerbed areas and lawn covered.  Automatic Programmable timer included.

 

Drains:                        All necessary underground lines and basins for adequate drainage of property included.

 

Sodding:                      Full sodding of front, back and side yards is included.

 

Comment:                    Although care will be taken to preserve any significant existing trees during construction, any dead trees shall be buyer’s responsibility after closing.      

 

FENCING

 

Wrought-iron fencing shall be installed to enclose backyard per plans.  Front and rear panels shall be arched, panels on side of lot shall be straight.  Two gates are included.

 

 

 

               Stonemark Builders reserves the right to change plans, specifications, and

                                 prices without notice. Consult your sales executive for current information.