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Requirements

Tanglewood Scope of Work

 

    • Replace all existing aluminum windows, with new windows (per Owner's choice) to comply with Building Codes IBC-2003 and DP ratings provided by Architect.
    • Replace all existing sliding patio doors, with new sliding doors (per Owner's choice) to comply with Building Codes IBC-2003 and DP ratings provided by Architect.
    • Replace all entry doors and hardware, with new exterior grade metal or fiberglass doors with 14" sidelite.
    • Remove exterior, horizontal cypress wood siding and trim boards on selected walls, inspect wall sheating and framing behind siding performs any necessary wood rot replacement/repair. Replace any existing fiberboard sheating with new, construction grade, OSB wall sheating.Inspect and replace (as per need) fiberglass wall insulation.Apply new "Tyvek house wrap" and flashing, in accordance to Building Codes and Architect specifications.Install new, factory primed, Hardiplank "Cedarmill" lap siding and Miratec or Hard trim corner and window/door trim boards on prepared walls.
    • Replace all balcony floors with new, pressure treated 5/4"x6" decking boards after inspecting joist condition, installin/replacing joist hangers and dec-to-wall flashing to meet code requirements.Rebuid balcony handrails as per Architect's specifications.
    • Any other repair work on the property such as stairways, front side guard rails, crawl space under buildings,sidewalks and parking space pavement is currently excluded from work scope for above mentioned project and is subject for further discussion between Owner, IRM and Construction Manager.
The project site consist of ten (10) buildings, six villas per building, totaling in sixty (60) villas. Exterior siding replacement/repair, windows and doors replacement, balcony floor and handrail replacement would be executed as per Architect's specifications provided by Gary Harrison.We would recommend to execute this project in the following sequence:
  • Building #500
  • Building #400
  • Building #300
  • Building #200
  • Building #100
  • Building #600
  • Building #700
  • Building #800
  • Building #900
  • Building #1000
Deck Railings

All deck railings on the first and second floor shall be removed and replaced, according to the construction drawings approved by the Town of Hilton Head Island DRB and Building Depertment.
The existing deck railings shall be carefully dismantled and immediately placed in a 30 yard trash receptacle (provided by the contractor). The new construction shall duplicate the old railings, except where noted otherwise, on the approved plans. The railings shall be built in such a way that the flashings and other details shall be constructed without reworking the new materials. The trash dumpster shal not be filled to overflowing.The contractor shall keep the worksite organized and in a well kept condition. At the end of each work day, the contractor shall direct his employees to pick up any and all loose debris and/or building materials. These materials shal also be placed in the dumpster, immediately.Should any of these activities produce a dangerous or hazardous condition, the Contractor shall provide proper warning markers, protectiv barriers and/or fences. The contractor shal be responsible for any and all damage he, his employees, his subcontractors, and his material men may cause to the existing structures and to personal property of any owner.

Windows and doors

All windows and sliding glass doors shall be replaced with WEATHERSHIELD; or PELLA, Impervia style, with integral Nail Fin, Half Sreen, InsulShld Temp IG Glazing, and Tan frame and trim. All windows and doors shall be replaced with new units of the same size; although the configuration of certain units must be changed to comply with emergency exit requorements from bedrooms. The windows and doors shal have a DP rating not less than 45 for Wind Zone5, B Exposure. The windows and doors shall have DP rating of not less than 35 for Wind Zone 4, B Exposure. All flashing and trim shall be installed according to the manufacturer's installation instructions and specifications; as required to meet the performance criteria listed in this paragraph, above.The existing windows and sliding glass doors shal be dismantled and placed immediately in the Contractor's trash container. Care shall be taken so that the glass is not broken while removing the existing windows and doors, and while they are being taken to the dumpster. Do not fill the trash container to owerflowing. Place any loose debris or scrap building materilas in the dumpster, immediately.
Should any of these activities produce a dangerous or hazardous condition, the Contractor shall provide proper warning markers, protective barriers and/or fences. The Contractor shall be responsible for any and all damage he or his employees may cause to the existing property and to the personal property of any owner.

Siding and trim

The entire rear side will have siding removed, windows removed, and sliding glass doors removed. In these areas only the siding shall be replaced with new "Hardiplank" cementicious fiberbourd siding. The siding shall be installed over "Tyvek"(place according manufacturer's specifications). The siding shall be installed according to the manufacturer's specifications and shall also be installed with the exposed portion of each board equal to that of adjacent, original siding. The adhevisive backed flashing shall be placed around all openings, after the Tyvek, and before the nailing flange of the respective window. The Tyvek shall be cut a minimum of 4" longer than the dimension to the respective outside corner; the Tyvek shall be folded under the new vertical trim board, and "hidden" there for the possible future residing of the gable ends of the same building. This extra moisture wrap will provide for an improved flashing for the outside corners, when, in the future, the rest of building is resided.

The siding around the windows at the gable ends of each buildinf shall be removed on the front face of the box bay, only. Install "Tyvek" and flashing material, as described in the paragraph above. In addition. install the vinyl flashing under the siding, over the Tyvek, and between the bottom course of siding and over the pressure treated, drip edge. The new rough sawn cypress siding shall be installed according to current fastener shedules (IRC Code) and in the same configuration as the original siding in this area.

The siding adjacet to the small sliding window, under the gable louver, shall be careffuly (set circular saw blade depth so that cut do not store the outside face of the existing sheathing material more than 1/16") cut along the outside edge of the respective trim boards. Remove the exterior trim boards, the cut-off siding ends and head and sill, revealing the nailing fin and window rough opening.Remove the window. Install adhesive flashing from the inside edge of window trimmer, head, and sill; out to the cut edge of the existing siding (if nails have already, or can easily be removed; lift the siding boards to place adhesive siding under the siding). Install vinyl flashing along entire window sill (rough framing). Place vinyl flashing material over adhesive flashing, starting at the interior edge of the still framing, and continuing out under bottom nailing flange of window and down to cover the cut siding below the window opening, extending six (6) inches below outside edge of sill framing. Install window according to the manufacturer's specifications. Install vinyl or metal counter flashing under the cut siding and over the head trim board. Also, install vinyl flashing under head trim board and above the actual window frame/head. Install 1x4 pressure treated blocking (spacers) around entire perimeter of each respective window.Carefully seal outside edge of the side trim boards, only; using 35 year, paintable, butyl flex caulking. Carefully seal the joint between the top of the sill trim board and the bottom of the window frame/sill.

For the Hardiplank siding, the following applies: Size and type of siding fastener shall be according to IRC 2000, siding fastener schedule. Compare the fastening specifications from the siding manufacturer and those from the IRC schedule, mentioned above. If a conflict should arise, the Contractor shall contact the siding manufacturer to resolve the matter and obtain written documentation for the Local Building Inspection Department.

For the rough sawn Cypress siding, the following applies: The siding shall be applied with 8d, hot dipped galvanized, spiral shank, StormGuard siding nails, o equivalent.

Remove the existing siding, and place it immediately in the Contractor's trash container. Be careful to pick up any loose nails, broken pieces of siding, and other scrap or derbis. Place this materila in the dumpster, immediately.

Should any of these activities produce a dangerous or hazardous condition, the Contractor shall provide proper warning markers, protective barriers and/or fences. The Contractor shall be responsible for any and all damage he or his employees may cause to the existing property and to the personal property of any owner.

Main Entry Doors & Sidelights

Remove existing entry doors and sidelights. Replace with insulated metal door and glass sidelight, equal in size to the original. Door and sidelight shall have a DP rating of no less than 35. Install Schlage, entry door hardware with keyed deadbolt, both sides. Hardware finish to be determinated by Owner. Flash and caulk the same as other window and door openings, for this project.