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Requirements

Lighthouse Villas Renovation: Scope of Work

 

 

10/24/2008

UPDATED WORK SCOPE

(As per 10/24/2008 Contract)

 

  1. Disconnect villa number lights and photocells outside service yard fences; detach electrical meter bases and PVC/Metal conduits from fence structure. Demolish and dispose all existing service yard fences, posts and gates. Demolish and dispose existing outside sheds structures. Cover and protect A/C handlers installed in sheds. Build new wall framing for outside sheds using same dimensions as existing. Build new roofs for sheds. Build new service yard fences per detail plans using pressure treated lumber and approved fasteners. Build lightweight arched PVC T&G board yard gates, or other type, as per approved construction drawings. Install exterior grade gate hardware (Provided or specified by Owner).
  2. Remove and dispose of existing cypress siding and trim boards around both buildings. Remove and dispose of fiberboard exterior wall sheathing and fiberglass insulation. Inspect wall framing for wood rot and other moisture/termite related damages. Inspect anchor bolts and fasteners. Perform necessary repair and/or replacements. Some damages to interior sheetrock (nail pop-ups, sheetrock cracks) could occur as result exterior wall repairs. Owner should make decision and inform Construction Manager about procedure of handling interior damage repairs.
    1. 12/16/2008 - Change/addition: No anchor bolts in the sill plate on building 1. Construction Manager will hire structural engineer to specify anchor bolts and holdowns.
    2. 12/16/2008 - Change/addition: No hurricane clips on rafters of Building 1. Construction manager will hire structural engineer to specify size and necessary quattity of hurricane clips.
  3. Remove and dispose of selected windows and doors, prepare framing openings for new windows and doors. Install new R-13 Fiberglass wall insulation. Install new 1/2'' pressure treated CDX plywood 12'' up from the bottom of the prepared wall surface. Install new, construction grade 9/16' OSB sheathing (horizontally oriented) on prepared exterior wall surfaces. Install aluminum and vinyl flashing per building code requirements, apply house wrap.
  4. Install windows and exterior doors:
    1.  
      1. 12/02/2008 Change (per SP ARB). Exterior color for all Kolbe Windows and doors changed to - "Bay Leaf";

      2. 06/22/2009 Addition (Per #5 Owner). Add two new Kolbe windows to first floor, front side bedroom. Paid separatelly, by Villa Owner.

      3. 08/03/2009 Addition (per Owners Board) Add two new Kolbe Windows to the first floor, front side bedroom. Paid by renovation project.

    2. Entry door system – Full lite “S-118-HLE” 3'-0''x 6'-8'' smooth fiberglass door ("Therma Tru") with 10” sidelite “S100SL-HLE”, 4 9/16'' exterior grade jamb, aluminum sill, no brickmould. Impact resistant, clear, low-E IG. Double bore - standard spacing.  All nine doors – inswing setup. Install new hardware, provided/specified by owner.
      1. 10/24/2008 - Change (per Owner): Front entry door - Therma-Tru, FC-10 fiberglass, wood grain 3'-0" x 6'-8" entry door, with impact resistant, frosted glass and 10" transom with frosted glass. No glass dividers. Door color - Cherry (approval pending).
    3. Outside Storage - "Therma Tru" S-100 flush, smooth fiberglass double door 5'-0'' x 6' - 8''. 4 9/16 exterior grade jamb with weather strips, outswing setup, T-AST Head and foot bolt and single bore for key lock. Install new hardware, provided/specified by owner.
    4. Service Door - Therma –Tru S-118-HLE full lite 3' - 0'' x 6' - 8'' and 2’-6” x 6’-8” smooth fiberglass door with impact resistant, clear, low-E IG. Outswing setup. Exterior grade 4 9/16'' jamb with weather strips, standard double bore. Install new hardware, provided/specified by Owner.

    5. Bedroom Windows  - Kolbe Window Clad Casement Units with nailing fin, natural interior. Clear IG Impact resistant glass. Charcoal black fiberglass screen, white frame and hardware. Exterior color - "Natural Cotton".

      1. 12/02/2008 Change (per SP ARB). Exterior color for all Kolbe Windows and doors changed to - "Bay Leaf"

    6. Sunroom Windows - Kolbe Window Clad Casement Units with nailing fin, natural interior. Clear IG Impact resistant glass. Charcoal black fiberglass screen, white frame and hardware. Exterior color - "Natural Cotton".

      1. 12/02/2008 Change (per SP ARB). Exterior color for all Kolbe Windows and doors changed to - "Bay Leaf"

    7. French-Style Patio Door – Kolbe French style double swing door , adjustable sill, jamb with nailing fin, natural interior. Tempered clear IG impact resitant glass, one lite. New hardware: "Toronto style handle, color - "Matte Black". Exterior color - "Natural Cotton".

      1. 12/02/2008 Change (per SP ARB). Exterior color for all Kolbe Windows and doors changed to - "Bay Leaf".

      2. 12/04/2008 Change (per Valdas and Warren). Hardware color changed to "Rustic Umber".

    8. Replace existing service door in units #5 & #7 with new, Impact resistant glass fixed window from “Kolbe”. Exterior color - "Natural Cotton". 

      1. 12/02/2008 Change (per SP ARB). Exterior color for all Kolbe Windows and doors changed to - "Bay Leaf".

  5. Install new Hardivent textured soffit panels perforated, XO PVC fascia trim boards. Install Hardiplank "Select Cedarmill" ¼” x 8-1/4” x 12’ horizontal lap siding, (factory primed) with 7'' exposure on selected areas.

    1. 12/02/2008 Change (per SP ARB & LV-1 Board). All JH soffit, ceiling paneling and lap siding changed to factory primed. Approved paint color is Sherwin Williams SW-3038 "Palmetto" 

  6. Demolish and dispose all existing screen-porch/sun room structures. Build new sunroom structures using specified materials, anchoring, design and dimensions according to detail plans. Prepare openings for new windows and French style patio doors. Frame new, low slope roof structure over each new sunroom.  Homeowners are responsible for removing any porch furniture and other belongings from existing porch, before demolition work starts. Due to the nature of demolition and construction work, some damages to existing porch flooring may occur. Owner and Construction Manager should discuss procedure, for correcting any possible occurrence of unexpected damages.

  7. Building new sun room roof structures on Building #2 (units 4-9) could be very complicated due to close proximity to existing, fixed glass living room windows. Most, existing fixed glass windows, have at least two or three applications of different type sealants applied over years. Contractor shall make every effort to not damage the existing windows. Removing these sealant applications could result in glass break/crack. Contractor shall not be held responsible for broken glass replacement.

  8. No work on existing A/C systems is included in this construction agreement. Any requests by individual homeowners shall be executed per separate agreements.

  9. Install new service light with switch and one waterproof receptacle inside each service yard (per building code). Install new electrical wires and devices in new sunrooms to provide for one interior switch (two gang), to control one ceiling-mounted Fan/Light fixture (actual fixture to be provided by home owner) and  two wall receptacles. Install wiring for new villa number light and photocell outside service yard fence, by the walkway. Replace recessed light fixtures in entryway ceiling with new 6'' recessed light fixtures.
  10. Apply hard coat cement 3/4'' stucco system on selected areas (per design plans) using "Zinc" corner beads, PVC casing bead and expansion joints, "Blue Circle" stucco cement with masonry sand over "Jumbotex" two-ply felt and "2.5 Dimplie Latch". Apply finish texture ("Dryvit Q.P.") coat with mixed-in specified color.
    1. 12/02/2008 - SP ARB & LV-1 Board. Approved stucco color is "Sandstone Beige"
  11. Roofing:
    1. Remove and dispose existing asphalt shingles and underlayment felt on main roofs of both buildings;
    2. Inspect existing roof deck plywood for moisture damages and perform necessary repairs.
    3. Furnish and install # 30 roof felt underlayment on all prepared roof surfaces using plastic cap fasteners.
    4. Furnish and install 40-year GAF-ELK "Cool Weathered Wood" composition shingles, over starter shingles. Contractor shall verify color availability of all shingles.
      1. 10/24/2008 Change (per LV-1 Board). Asphalt shingle color will be - "Weathered Wood".
    5. Furnish and install new aluminum drip edge flashing, step flashing, boot pipes and ridge vent/cap on the main roofs of both buildings.
    6. All nine (9) carolina rooms shall be provided with new, “GAF” Everguard TPO, 60 mil. reinforsed membrane roofing, or equivalent.
    7. Demolish and dispose "grid-type" eave structure on the front side roof of two story building. Add necessary block work, to build soffit structure.
    8. Furnish and install new 40 year GAF-ELK  “CoolWeathered Wood” Composition shingles roofing on outside storage roof decks. Install aluminum-bronze wall cap on top of adjacent CMU block firewall. Install new roof-to-wall flashing.
      1. 10/24/2008 Change (per LV-1 Board). Asphalt shingle color will be - "Weathered Wood".
      2. 01/12/2009 Change (Per Gary Harrison) Due to low pich on storage roofs, all exterior storage roofs will be covered with same type roofing materials as new sunroom roofs.
  12. Install 1/2'' interior grade sheetrock inside new sunroom structure on ceiling and walls. Tape joints, mud, sand and prepare for paint. Install interior trim around all new windows and doors. Install new baseboards inside sunrooms and by the new doors. Putty nail holes, caulk as necessary. Paint sun-room interior surfaces and all new trim boards.
  13. Paint new service yard gates, outside storage doors, service doors and entry door systems.  Paint all soffit panels and fascia trim, Hardiplank siding and PVC trim.
  14. Furnish and install 6'' residential grade gutters with 3''x4''  downspouts on selected roof areas.
    1. 10/24/2008 Change (per LV-1 Board). Gutter and downspout installation removed from work scope.
  15. Furnish and install louvered PVC gable vents with fiberglass insect screen and hardware cloth on gable walls  specified in construction drawings.
  16. Any other construction/remodeling work, not associated with this renovation project and/or initiated by individual villa Owner, shall be coordinated with construction manager to avoid interference wirh Project’s work and schedules. Any interior renovation work, initiated by individual Villa Owner, shall be performed under separate building permit.

 

 

 

09/26/2008

All Information below needs to be updated

after final discussion with Owner

 

02/15/2008

Work scope for

Lighthouse Villas Renovation  Project

 

  1. Disconnect villa number lights and photocells outside service yards, detach electrical meter bases and PVC/Metal conduits from fence structure. Demolish and dispose all existing service yard fences and gates. Demolish and dispose existing outside storage structures. Cover and protect A/C handles installed in storages. Build new wall framing for outside storages using same dimensions as existing. Build new roofs for storages. Fix electrical installation inside storage to comply with current Building codes. Build new service yard fences per detail plans using pressure treated lumber and approved fasteners. Build lightweight arched PVC T & g board yard gates, install stainless gate hardware.
  2. Remove and dispose existing cypress siding and trim boards around both buildings. Remove and dispose fiberboard exterior sheathing and fiberglass insulation. Inspect wall framing for wood rot and other moisture related damages. Inspect anchor bolts and fasteners. Perform necessary repair and/or replacements.
  3. Remove and dispose selected windows and doors, prepare framing openings for new windows and doors. Install new R-13 Fiberglass wall insulation. Install new 1/2'' pressure treated CDX plywood 24'' up from the bottom of the prepared wall surface. Install new, construction grade 9/16' OSB sheathing on prepared exterior wall surfaces. Install aluminum and vinyl flashing per building code requirement, apply "Tyvek House Wrap".
  4. Install windows and exterior doors:
    1. Entry door system - Six panel 3'-0''x 6'-8''   smooth fiberglass door ("Therma Tru") with sidelite and transom 4 9/16'' exterior grade jamb, aluminum sill, no brickmould. Double bore - standard spacing. Install new hardware. 
    2.  Outside Storage - "Therma Tru" flush, smooth fiberglass double door 5'-0'' x 6' - 8''. 4 9/16 exterior grade jamb with weather strips, outswing setup, T-AST Head and foot bolt and single bore for key lock. Install new hardware. 
    3. Service Door - Thema -Tru-Style FC-2100 full lite 3' - 0'' x 6' - 8'', exterior grade 4 9/16'' jamb with weather strips, standard double bore. Install new hardware.
    4. Bedroom Windows  - JeldWen "Siteline EX Clad Casement" Units with nailing fin, natural interior. Clear IG "Low-E'' glass. Charcoal black fiberglass screen, white frame and hardware.
    5. Sunroom Windows - JeldWen "Sitelite EX" clad casements and fixed (per detail plans) 4 9/16'' jamb, Clear IG "Low-E" glass. Natural interior, charcoal black screen with white frame and hardware.
    6. French-Style Patio Door - JeldWen "Siteline EX Clad" double swing door 72''x81 1/2 4 9/16 adjustable sill, jamb with nailing fin, natural interior. Tempered clear IG "Low-E'' glass, one lite. New hardware.
  5. Install new Hardivent smooth soffit panels, fascia, corner and door/window trim boards. Install Hardiplank "Select Cedarmill" horizontal lap siding, (factory primed) with 7'' exposure on selected areas. Install "Hardishingle vertical siding on selected areas (according to detail plans) Use "Color Plus" technology James Hardie products if possible. Approved color is "Sandstone Beige JH 30-20''.
  6. Demolish and dispose existing screen-porch structures in units # 2 & 3. Build new sunroom structures using approved materials, design and dimensions according to detail plans. Prepare openings for new windows. Inspect existing screen porch structure in unit # 1. Perform necessary repairs. Consult with Project Architect before building new gable roof for sunroom of unit # 1. Build new gable roof structures for sunroom of unit # 2 & 3 according to detail plans. 
  7. Discharge and disconnect A/C condensers in service yards. Move condensers to inside of service yard area until stucco system is applied on the new fence. Then install all A/C condensers to comply to building code. Recharge coolant lines and test all units. Some condensers may not survive relocation and replacement may be required at villa owner's expense.
  8. Install new service light with switch and one waterproof receptacle inside each service yard (building code). Install new electrical wires and devices in new sunrooms to provide for one interior switch (two gang), one ceiling-mount. Fan/Light fixtures (actual fixture to be provided by home owner) and at two single wall receptacles located under new window in sun room. Install wiring for new villa number light and photocell outside service yard fence, by the walkway. Replace recessed light fixtures in entryway ceiling with new 6'' recessed light fixtures.
  9. Apply hard coat cement 3/4'' stucco system on selected areas (per design plans) using "Zinc" corner beads, PVC casing bead and expansion joints, "Blue Circle" stucco cement with masonry sand over "Jumbotex" two-ply felt and "2.5 Dimplie Latch". Apply finish texture ("Dryvit Q.P.") coat with mixed-in specified color.
  10. Install new Porcelain tile at the entryway of each villa, apply matching grout("Spectra Lock" or epoxy based).
  11. Cut-to-slope existing CMU block privacy walls on the rear side of building # 2 as specified in detail plans.
  12. Roofing:
    1. Remove and dispose existing asphalt shingles and underlayment felt on main roofs of both buildings;
    2. Inspect existing roof deck plywood for moisture damages and perform necessary repairs.
    3. Furnish and install # 30 roof felt underlayment on all prepared roof surfaces using plastic cap fasteners.
    4. Furnish and install 50-year ELK "Cool Weather Wood" asphalt shingles, over starter shingles.
    5. Furnish and install new aluminum drip edge flashing, step flashing, boot pipes and ridge vent/cap on the main roofs of both buildings and sunrooms on building # 1.
    6. Sun-rooms on building # 2 - Remove existing BUR roofing. Inspect roof plywood, build-out overhang structure according to detail plans. Water proof low-sloped roof decks with "Sealoflex" system, apply saturator coat with embedded deck fabric layer. Apply two finish coats.
    7. Demolish and dispose "grid-type" eave structure on the front side roof of building one. Add necessary block work, to build soffit structure.
    8. Furnish and install 1'' standing seam metal roof outside storage roof deck. Install aluminum cap on top of adjacent CMU block firewall. Install roof-t-wall and counter flashings.
  13. Install 1/2'' interior grade sheetrock inside new sunroom structure on ceiling and walls. Tape joints, mud, sand and prepare for paint. Install interior trim around all new windows and doors. Install new baseboards inside sunrooms and by the new doors. Putty nail holes, caulk as necessary. Paint sun-room interior surfaces and all new trim boards.
  14. Paint new service yard gates, outside storage doors, service doors and entry door systems.
  15. Furnish and install 6'' residential grade gutters with 3''x4''  downspouts on selected roof areas.
  16. Furnish and install louvered PVC gable vents with fiberglass insect screen charcoal-black on the rear side on gable walls (per detail plans).

 

10/17/2007

The following is preliminary work scope
for Lighthouse Villas Renovation Project

 

  • Roof Replacement:
    • Remove and dispose existing roof shingles;
    • Inspect roof deck and perform moisture damage repair;
    • Install "Atlas Cross Vent" System on existing roof deck (Rear roof deck of Building 2 only);
    • Install new, 40 year, laminated composition shingles over approved underlayment "Elk" Cool Weathered Wood or other, specified by Owner and approved by CSA ARB;
    • Install new 6" commercial gutters with downspouts in selected areas;
    • Build new gable roofs over the sunrooms of Units # 1, 2 & 3;
    • Build new, low-slope roofs over the sunrooms of units # 4, 5, 6, 7, 8 & 9 with "SealoFlex" Covering over new roof deck;
    • Install Standing Seam Metalroof over the outside storages;
  • Service Yards:
    • Demolish and dispose existing wood fences around all service yards;
    • Disconnect and relocate electrical feed lines and meter bases. We recommend to replace existing metter bases with new meter bases with main disconnect;
    • Disconnect and remove existing service yard lights and regime lighting photo cells; 
    • Rework drain lines to ensure proper drainage;
    • Disconnect and relocate A/C compressors and coolant lines in the service yards;Prepare and pour concrete slab, 4" broom finish with 12"x16" footing;
    • Build 60" tall CMU Block fence on prepared footings;
    • Install hardcoat stucco siding on both sides of service yard fence;
    • Install light fixture with switch and weather proof receptacle inside service yards (per current code requirements);
  • Exterior Siding & Trim:
    • Remove and dispose all existing exterior siding and trim boards.
    • Remove and dispose all existing fiberboard wall sheathing;
    • Remove and dispose all existing fiberglass insulation;
    • Inspect existing wall framing and perform necessary repairs;
    • Inspect wall plate anchor bolts and roof fasteners.
    • Install new fiberglass wall insulation as per Building Code IBC 2003;
    • Install new, exterior grade, pressure treated 1/2" CDX plywood wal sheathing 24" up from bottom plate. Install new, construction grade 1/2" OSB Plywood wall sheathing above pressure treated CDX sheathing;
    • Install Tyvek® House wrap on prepared exterior wall surfaces, install WESCOSEAL vinyl flashing and aluminum flashings;
    • Install new, 8" Hardiplank® horizontal lap siding and KLEER® wood grain trim boards;
    • Install hard coat stucco siding over the aluminum mesh on selected wall areas;
    • Replace owner name signs on service yard fence;
    • Inspect dryer ventilation lines, install new ventilation caps with pest screen.
    • Replace all existing door bell switches with new;
  • Windows And Doors:
    • Replace all existing front entry doors with new "Therma Tru FC2100" fiberglass entry systems and optional FC200 louvered storm door. Install new hardware.
    • Replace all existing outside storage doors with new, exterior grade flush fiberglass doors and rot proof jambs. Install new hardware (key locks)
    • Replace selected windows with new casement aluminum or vinyl clad windows;
  • Sun Rooms:
    • Demolish and dispose existing screen porch structure in unit # 2 and rebuild with new pressure treated frame, exterior siding, interior trim and sheetrock. Install casement windows and French Patio door.
    • Provide optional services for sun room flooring (carpet, vinyl, hardwood or tile);
  •  Paint Work:
    • Prepare all exterior surfaces, Apply one coat of primer;
    • Apply paint to all exterior siding and trim;
    • Apply Paint to all exterior stucco siding;
    • Paint doors;
  • Tile work:
    • Install ceramic or porcelain tile (specified or provided by Owner) on exterior landings at the front entry doors for each residential unit;