Residential Construction Proposal

Proposal for Residential Construction

Customer initials _____ _____

Builder initials _____

Customer: SAMPLE PROPOSAL

Location:

Revision Date:

Berg Mountain Homes feels that it is very important to listen carefully to a customer’s wishes. At our initial meeting, we discussed many of your goals and wishes for your future home. The goal of this proposal is to translate those wishes into a working document that will accurately translate those wishes into working specifications.

This proposal is meant to be a working document. Note that at the end of each section, there may be a series of comments or questions for you in red. Please respond or add your own questions and comments in blue.

Your project won’t go to pricing until the specifications are pretty much finalized. Specifications that will be determined later will be noted as such, but these are usually items that won’t affect pricing.

Accuracy and detail in this proposal is important for several reasons:

1. Uncertainty causes pricing risk for the builder and that risk is mitigated with cushion or padding in the price. Accuracy and detail eliminate this risk and effectively lowers the price of the home.
2. There are a vast number of details that eventually have to be gathered in order to get your home exactly right. While not all the details included below are important for pricing, it makes sense to gather as much of the details as possible at this time as it saves work later. It will also make for a smoother, faster and more worry free construction phase.
3. It helps eliminate the potential for surprises due to a difference in assumptions between the builder and the customer. If specifications are very detailed, it is rare that we will come across an issue during construction where we disagree as to the intent (and therefore the price). In short, it holds both the builder (and the customer) accountable for what’s in this document.
4. Lastly, if you are getting other bids for this job, this detail will help you evaluate the bids. For obvious reasons, it’s important for comparison purposes that each bid contain the same scope of work. Since Berg Mountain Homes has spent a lot of time developing this document, we do ask that you not share it with the other bidders.

General

1. When this document is finalized (and you hopefully choose Berg Mountain Homes as your builder), this document will be incorporated by reference into the final Construction Agreement.
2. Unless amended in writing, please note that any specification made in this proposal will supersede any blueprints, drawings, plans or verbal discussions.
3. Construction materials and methods may vary from the blueprints or from the construction notes provided in the blueprints; but at all times state Residential Building Codes will be met or exceeded
4. Throughout this document, elevations (views from the side rather than overhead) are given with the view side of the home being the rear elevation, the opposite side being the front elevation (the street side) and then the left and right elevations being from a front elevation perspective. All dimensions are in format width x depth with a front elevation perspective.
5. To facilitate the eventual creation of work orders for the sub-contractors, this document is organized generally by trade contractor and loosely follows the home building construction schedule (that’s why it starts with sitework, excavation and concrete).

Sitework and Excavation

1. excavation of home site with backfill as needed to return site as near as possible to original condition
2. 15’ setback from property lines to be maintained
3. if necessary, after house site excavation, local surveyor to mark house corners to ensure no encroachment on setbacks (cost to be paid directly by Customer)
4. Customer will identify locations for additional underbrushing and tree removal and will pay for cost outside the scope of this project
5. underbrushing (removal to ground level of most brush and trees under 6” in diameter) in area designated and agreed to between Builder and Customer
6. installing conventional (10” large diameter pipe) 3 bedroom septic system (in accordance with Cherokee County permit dated ); installation includes removal of brush and trees as needed to install tank and drain lines
7. hydroseeding of steep banks exposed during basement excavation or creation of driveway / parking area
8. gravel driveway and turnaround area; includes fill dirt sufficient to build up driveway bank and/or turnaround area
9. private well at a suitable area near the main road – actual costs of the well to be passed through to Customer
10. extending water from well/community water system to home
11. connection of electrical line from transformer to externally mounted meter
12. landscaping allowance = $2,500

Options:

• additional hydroseeding - $350 per tank (covers approximately 7,000 square feet) plus additional sitework preparation costs (smoothing, removal of stumps and stones, etc.)

Notes/Questions:

Concrete, Foundation and Slab

1. poured concrete stem wall (with footer) on view side as needed depending on depth/location of virgin soil; allowance for stem wall = $ which includes a ’ tall section of concrete (the full view side plus ’ back on each side); an increase or decrease in the amount of the concrete used in the stem wall will result in a $15/square foot cost adjustment
2. concrete footers around house perimeter – sized to code
3. footers as needed under interior load bearing walls
4. house footers that do not sit underneath concrete walls to be poured monolithically with slab
5. poured concrete basement walls (8” thick) as needed to retain earth around basement
6. concrete wall in basement bedroom to include formed opening for window
7. retaining wall off corner; allowance for retaining wall = $ which includes a ’ tall section of wall; an increase or decrease in the amount of concrete used in the stem wall will result in a $10/square foot cost adjustment
8. retaining wall off corner approximately sloping from 8' tall to 2' tall and extending approximately 12' from house corner
9. estimated concrete wall sizes as follows:
   • stem wall – 6’ high x 70’ long
   • basement wall – 9’ high x 77’ long
   • left side retaining wall left side of house – 8’ high x 12’ long
10. if length of concrete walls exceed estimated lengths, Customer will pay additional costs as follows (Customer will also receive a credit if lengths are less than estimated):
    • 3’ wall - $65 per linear foot
    • 4’ wall - $70
    • 5’ wall - $80
    • 6’ wall - $85
    • 7’ wall - $90
    • 8’ wall - $95
    • 9’ wall - $105
    • 10’ wall - $115
11. if height of concrete walls exceed estimated heights, Customer will pay additional costs calculated using the difference between the estimated height and the actual height in accordance with the above price schedule (Customer will also receive a credit if heights are less than estimated)
12. chases in basement concrete walls as needed for water lines, gas lines, electrical and drain lines
13. concrete slab as basement / garage floor with 6” x 6” #10 welded wire mesh
14. concrete stoop off kitchen entry (approx. 4’ x 6’)
15. termite treatment beneath slab
16. waterproofing of all below grade concrete walls (including footer level drainage system) – 5 yr warranty

Notes/Questions:

Framing

Square footage:

Main floor to have finished sqft

2nd floor to have finished sqft

Basement to have finished sqft

Basement to have partially finished sqft

Basement to have unfinished sqft

sqft attached/detached garage

Total finished area sqft

Total partially finished area sqft

Total unfinished area sqft

Roof structure:

12 / 8 pitch roof with single ridge beam and gable ends

(2) front dormers with 12/12 pitch

front covered porch with 9/12 pitch

shed roof with 4/12 pitch over rear deck

16" soffits

stick framed roof or roof trusses

OSB roof sheathing with Titanium brand underlayment

roof sheathing with a reflective radiant barrier with Titanium brand underlayment

Ceilings:

vaulted ceiling in great room, and foyer; all other main floor ceiling heights at 8’

vaulted ceiling in loft; all other 2nd floor ceiling height at 8’

basement ceiling height to be minimum 8'

Walls:

exterior walls to be 2x6 16” on-center with 7/16” (or thicker) sheathing

interior walls to be 2x4 24” on-center

insulation walls against basement concrete to be 2x2’s

full house wrap and taping of all house wrap joints and around windows and doors

7/16" Huber zip system for exterior wall; fully taped and sealed

Floor system:

floor system between basement and main floor to be open web trusses

floor system between basement and main floor to be conventional framing or I-joists with HVAC chases

floor system between first floor and second floor to be open web trusses

floor system between first floor and second floor to be conventional framing or I-joists with HVAC chases

3/4" floor sheathing glued and screwed to floor system

Exterior

Siding and trim:

fiber cement board lap siding on all exterior walls

fiber cement board shake shingle accents in all gable ends

Miratec trim and standouts for hose bibs, exterior lighting, etc.

untextured fiber cement board soffit and venting to code

siding / trim to be painted on-site with three colors

Exterior masonry:

stacked rock around great room entry door

stacked rock columns at view side basement corners

stacked rock 42” up the wall on lower portion of view side basement wall

all stacked rock to be cultured stone

fieldstone on any other exposed above grade concrete

painted textured stucco on any other visible above grade concrete

Rear deck size: sqft

Front covered porch size: sqft

Interior

R21 blown-in cellulose insulation in exterior framed walls and any interior framed walls that adjoin unfinished areas

R5 blown-in cellulose insulation in 2x2 framed cavity in all exterior concrete walls

R38 blown-in cellulose insulation in roof

no insulation in interior walls

all walls and ceiling to be drywalled except specified areas

all drywall glued and screwed to studs

all drywall finished with light knockdown texture

upgraded trim package

all woodwork to be stained and finished with lacquer

Flooring

unfinished garage floor

attic crawl space to have several sheets of plywood

epoxy paint on garage floor

epoxy paint on mechanical room floor

Doors

standard hardware with matching hinges and doorstops

privacy locks on all bedrooms and bathrooms

exterior doors to have standard one side keyed deadbolt

front entrance door upgraded handle set

Windows

operable windows to be Atrium brand premium vinyl with Low-E coating and argon gas insulation

no grids or shutters; all to have lift out screens

skylights in master closet

solar tube in upstairs guest bathroom

Kitchen

knotty pine cabinets with listed features

Kitchen cabinetry allowance: $

Granite countertops allowance: $

Bathrooms and Laundry Room

powder room vanity

master bath vanity

guest bath vanity

laundry room cabinetry

Built-Ins and Shelving

stereo cabinet in great room

bay window seat with storage below

bookcases flanking fireplace

Plumbing

tankless hot water heater

pre-plumb for water softener

floor drain in mechanical room

two outside frost proof hose bibs

Electrical

minimum 200 amp electrical service

four external electrical outlets

transfer switch for portable generator

speaker wiring at external locations

pre-wire for 5.1 or 7.1 media in great room

Lighting and Fans Allowance - $ total

dining room light

foyer hanging light

interior fans with light kits

exterior fans under covered porch

HVAC and Utilities

full contained mechanical room with gas hookups, water shutoff, telecommunication hookups, satellite distribution, electrical panel, HVAC and water heater

electric heat pump with 3 zones

energy recovery ventilator

HVAC allowance: $

Fireplaces

master bedroom fireplace

great room fireplace

Fireplace allowance: $

Fireplace masonry allowance: $

Gas Piping

installation of propane manifold in mechanical room with shutoffs to listed locations

Allowance Recap

Landscaping: $

Interior doors: $

Exterior doors: $

Windows: $

Warranty, Insurance and Change Order Policies

Warranty – all Berg Mountain Homes come with an 18 month warranty.

Insurance – Berg Mountain Homes carries both general liability and workers compensation insurance.

Changes – Any Change Order that results in additional project costs and whose cost is not otherwise specified in this proposal will be billed to Customer at actual cost plus 15%.

Change Order Administrative Fees – The first twenty (20) changes are included in the price of the home below.

Proposal

Berg Mountain Homes proposes to build the home described above for an all inclusive price of $. This price includes all Berg Mountain Home fees including design, project management, accounting, reporting, construction scheduling, supervision, and quality assurance.

The only changes to the price you will pay for your home could be as follows:

1. Changes made to the project scope subsequent to the signing of this document.
2. Differences between the Allowances outlined above and the actual price of those items.