OWNER RFP
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1. Special Concerns
Items of special interest to us:
1.1  Reliable, draft-free, leak-free windows (vinyl or vinyl-clad
       exterior).
1.2  Solid non-squeaky floors
1.3  Low maintenance.  In particular, exterior wood or painted
       surfaces should be held to an absolute minimum.
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2. Excavation and Site Preparation
The lot is almost completely wooded.  Some trees are over 100 feet
tall.  In order to achieve a good view, considerable clearing will be
necessary.  Since the lot is in a conservation zone, the county
allows a maximum of 39,999 sq.ft to be clear-cut.  It is likely that
almost of this quota will be needed.  Most clearing will be done
immediately to the rear of the house.  The hillside must then be
stabilized and planted.  In addition, a few selected very tall trees
in the rear of the lot may need to be taken out.  While a small amount
of timber may remain as firewood, most (including stumps) will have to
be disposed of one way or another.  Note that the well and septic
field are in the rear of the lot.
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3. Driveway
As shown on preliminary plat, driveway length is about 100 feet long.
When site engineering is done, exact driveway will be shown on
resulting plan.  Use asphalt.
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4. Deck
An exact design for the deck will be done later, based on house
siting, tree location, etc.  Deck will be located off rear center of
house, behind kitchen, but not study or family room.  Assume a deck
area of about 500 s.f.
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5. Foundation
Please make recommendation for poured (brick-form side and rear) or
block (parged side and rear), based on your experience.  You may bid
either or both alternatives.  Foundation is to be painted.  On
construction drawings, note use of drain tile inside and outside
foundation.
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6. Framing
      roof sheathing: OSB or plywood (please propose)
      wall sheathing: OSB or plywood (please propose)
      wall structure: 16" O.C. throughout.
      insulation: house wrap (e.g. ty-vac), air filtration package
      floor joists: 2x12 or engineered (please propose)
      3/4" subfloor under hardwood: screwed,glued
      other floors: 3/4" underlayment over 5/8" plywood: screwed,glued.
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7. Windows
      Andersen, vinyl-clad windows, e-glass on southern wall,
         double-paned.  (if other windows of comparable quality,
         but lower cost, please propose).
      no grills in windows, except sidelights of front door
      front basement windows operable, awning type
      casement windows for family room and loft
      other rooms: double-hung, tilt-in
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8. Infrastructure
      all showers fiberglass prefab; glass door enclosure in master bedr.
      whirlpool bath in master bedroom
      HVAC: 2-zone, hi-efficiency furnaces - heat pump upstairs,
         propane downstairs, tank unburied, on North side (near driveway)
      65 gal propane water heater
      surge protector on circuit box
      ceiling lighting fixtures in 3 bedrooms
      ceiling light/fan in master bedroom
      two fluorescent fixtures, garage ceiling
      conventional bathroom fans in the 2 non-master bathrooms
      2 ceiling fans in family room (no lights)
      2 phone lines wired throughout.
      cable TV: family, living, all bedrooms
      hookup for electric clothes dryer
      outside faucets front/back, bypass any water treatment
      outside electric outlets, front/back (garage and deck)
      exterior lighting fixtures: garage, front door, deck, balcony
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9. Exterior
      brick in front, down to grade, use Continental 451 from
         Buckey Brickworks.
      Front trim (fascia, frieze): please propose non-wood alernatives
      Vinyl siding and trim on sides and rear (including bay windows).
      Vinyl window shutters
      Exterior doors:
         front:    wood with glass center (allow $800)
         garage:   non-wood: vinyl? (please propose)
         kitchen:  sliding glass door
         basement: sliding glass door
         2nd floor bedrooms: insulated 6-panel metal
      25 yr overlay shingle
      trim around bay windows: vinyl
      trim over front windows: brick/stone
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10. Furnishing
      kitchen:
      42" white cabinets: make recommendation and bid thereon.
      counter tops granite
      allowance for:
         double oven: self-cleaning electric / microwave
         cooktop
         dishwasher
      no allowance for:
         refrigerator
         washer, dryer
      wood stairs, open tread
      oak rail on walkway, stairs.
      interior doors: six-panel masonite (no bi-fold doors).
      wood-burning fireplace: prefab firebox, with brick look;
         brick finish up to walkway (approx 9 feet high),
         brick mantle, raised hearth.
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11. Interior Finish:
      base molding throughout 1st/2nd floor
      crown molding in: living / dining / family
      paint basement walls
      finish garage walls and ceiling (drywall, paint).
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12. Materials
      hardwood floors: foyer / kitchen / living / dining / family
          finished in place;
      ceramic tile in bathrooms, laundry room (seal grout)
      wall-to-wall carpet elsewhere on 1st,2nd floor
      carpet allowance: $25/s.y.
      plumbing fixtures (please propose type and allowance)
      lighting fixtures (please propose type and allowance)