BUILDING SPECIFICATIONS
Introduction
The following are many of the specifications for a condominium unit to be built by Antigonish Condominiums Inc. (ACI). Options are available in some areas and prices will be adjusted accordingly. Any extras must be documented in writing as “extras”. Your new home will be constructed with quality products, many which exceed those in standard homes.
The units have a “footprint” of 1,716 square feet to 1,896 sq. feet. The owner can choose to purchase from a variety of 3 basic floor plans.
Antigonish Condominiums Incorporated (ACI) believes in quality. This is obvious from the buildings that owner and president, Mr. Mark Sears, has constructed over the years. The main contractor, Mr. Matthew Mattie has a reputation as one of the finest and best builders in the area. A list of other projects and houses completed by Mark and Matthew, together with photos of a past condo project are available for viewing (see photos tab).
The specifications demonstrate that the condominiums will have many quality components. Further, you see that if you purchase at the pre-completion stage, you will have many options to choose from. Many are at no extra cost while a few have an associated cost. This gives the buyer an opportunity to customize their new home to meet their personal requirements (i.e. choose the color of the walls, type of kitchen, kitchen hardware choices, flooring choices, extra hardwood, etc..)
The building’s exterior and interior are constructed with products that last a long time and require minimum maintenance. This keeps maintenance costs down and condominium fees to a minimum.
I think a purchaser will find the detail reassuring. If you want quality, that is what you will get. Quality, the strong curbside appeal and the functional interior layout and upgraded finish work (i.e. wide trims, crown mouldings, hardwood or engineered hardwood flooring, quality windows, etc.) all enhance your living experience and ensure the buyer of a good investment with increased likelihood of an appreciation in value.
Please read on and see for yourself the details of the new condominium you are considering.
DETAILED
CONCRETE
Concrete poured footings and stone covered drain (weeping) tile.
10’-0” Poured concrete foundation walls.
Basement floor shall be approximately 4” of compacted stone and topped with approximately 3” of concrete. A floor drain shall be provided.
Concrete sona tubes for decks as per plans.
LUMBER
Sill plates will be treated lumber and on a proper sill foam.
Floors shall be TJI engineered joists on 16” centers with 5/8” T & G OSB subflooring or open web joists. ¼” underlayment will be installed in areas receiving cushion flooring. Those joist systems are superior to traditional floor joists of 2x10 lumber.
Exterior walls – house 2” x 6” studs on 16” centered with 7/16” OSB, and entire exterior wrapped with Enerfoil and taped so air tight. This gives higher insulation value on the wall @ R26!
Roof and engineered trusses with ½” OSB sheathing.
Interior walls shall be 2” x 4” studs except for some bearing walls, which will be 2” x 6” studs all on 16” centers or 12” in some cases.
ROOFING
Roof shall consist of 25 year black Asphalt shingles.
Roof ridge vents shall be provided with perforated soffit at overhang.
SIDING
Vinyl siding color as per photos. Exterior trim will be white. Colored white aluminum to be used for upper trim wherever possible. This saves on maintenance costs as never has to be painted but looks like wood.
FLOOR SYSTEM
To enhance the structure and reduce noise, a TJI or open web Joist System will be used instead of the traditional 2x10 or 2x12 spruce joist. This is an upgrade and is often referred to as the “Silent Floor System”. Each individual condo unit will have an independent Joist system. This means that the joists from one unit are not connected to the other unit. This eliminates sound transference between each condo unit through the floor joists.
The basement floor is concrete with carpet on top. Click laminate hardwood floor is optional in finished basements (extra cost).
WINDOWS
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TRIM / GUTTERS
Gutters and upper trim behind the gutters are aluminum with baked enamel finish with adequate downspouts. Minimizes maintenance costs in the future.
PLUMBING
Standard quality toilet in lower level. Upgraded toilet on main levels and the upper floor.
Heavy acrylic one-piece bath/shower. Pullbar for assisted entry and exit, relaxed back slope. Excellent quality and a comfortable tub.
Quality brand sink faucet - Moen, Peerless or Delta.
Quality brand tub/shower faucet - Moen, Peerless or Delta.
Quality kitchen sink - 1 ½ stainless sink or double, cast iron in some cases.
Quality kitchen tap – Moen, Peerless or Delta.
Hot water heater – 40 gallon
DOORS & TRIM
Quality entrance door – front panel steel insulated door system.
Quality interior doors - panel colonial series for an added touch; white semigloss painted.
Quality casing - Colonial wide trim, MDF product. Very nice and gives a bold and upscale look.
Quality Crown moulding in the living room and maybe other rooms – 4 ¼” MDF at ceiling. Very elegant option for the other rooms available.
Note: All trim, doors and crown are painted semi-gloss white. The wide trims, crown moulding and big baseboard give an elegant rich colonial look and really set the place off.
PARTITIONING WALLS SEPARATING EACH CONDO UNIT
In order to reduce the sound transmission between each main and lower level unit, extreme efforts are made to reduce the noise transmission to the lowest possible level. This will require the construction of two independent walls between each unit. Each wall will be filled completely with sound bat insulation or with blown cellulose (8 inches!) to fill the cavity of each of the walls. The floor between each of these units will then be cut from the front of the unit all the way to the back so there is no continuous floor between each of the respective units on the main level. Each wall will then have 5/8 Type X fire rated gyproc applied to them (i.e. two sheets on wall assembly). This is thicker and denser than traditional gyproc and also provides a fire rated wall and reduces noise penetration.
DRYWALL - (Smooth finish throughout is basic)
Standard Half inch on walls except 5/8” type X on walls between each unit. Double 5/8” type X on ceiling of the main floor. The two unfinished lower level areas have drywall hung on all the exterior walls but are not fully crackfilled. The ceiling has no drywall in the two unfinished areas and there is no drywall on the non-exterior walls of the two unfinished rooms.
PAINTING
Standard wall finish is an off-white texture primer plus the finish colour on top of this. See color schedule (get from ACI), which addresses painting choices and options. A lot of flexibility is available to unit holders who purchase at pre-construction or completion stage. This allows an owner to customize the unit to their personal preferences with no extra cost in most cases.
All interior trim, doors and window frames are pre-primed and painted with white semi-gloss paint.
Sometimes people do their own painting. They cannot decide on colors or can have a friend to paint. If a buyer wishes, the sales price can be reduced and the buyer will look after their own finish painting. ACI will finish coat the ceilings and prime all the walls white, thus ready for finish paint. The trim and baseboard will be purchased pre-primed and be left ready for putty and paint.
ELECTRIC
Electrical outlets and switches are provided as per building code requirements and per electrical plan. General layout can be reviewed on electrical plans at ACI’s office. Slight alterations could occur but are not likely.
Wiring is also provided for a range hood, doorbell and exterior outlet(s), phone jacks, (3) TV, cable and an internet service jack to the unit.
Also, to be up to date on the high tech end, all units are wired for “CAT-5”.
Lights are per ACI. Choose brass/gold color or pewter/silver color at the pre-construction stage. A high quality ceiling fan with light is provided for in the living room.
If buyer provides a dishwasher, ACI will install it without charge provided it is supplied before completion is done.
Option for Slim Line space saver microwave over oven (not vented). Supplied and installed (see options). Extra cost.
HEATING & INSULATION
Efficient electric baseboard heaters as per electrical plans. Professional heat unit sizing was done for more efficient heating costs.
R-26 is provided in all exterior walls on the main and upper floor. Fiberglass Pink brand is used on all exterior walls. The basement has upgrade R-20 insulation on all the exterior walls, compared to the typical historical R-12 by many past builders.
R-50 is provided in all ceilings. Blown cellulose will be provided in attics for maximum quality and insulating value. Historically, most builders used R-40.
Poly vapor barrier is provided on all exterior walls and upstairs ceilings. All cuts and seams are sealed for airtight units.
HARDWARE
All doorknobs and locks are provided – standard deadbolts for all exterior doors.
Also all cabinets in kitchen and baths obviously have handles and/or knobs included. Unit holder will have at least one dozen choices for hardware in kitchen if purchased at pre-completion stage, thus making their kitchen more personalized (see options) – no cost.
FLOOR COVERINGS
The main level will all be hardwood flooring (birch or maple, depending on supply), except the bath and front porch will be cushion floor or ceramic. The rear hallway is ceramic.
The lower level stairs will have carpet. There are approximately six (6) colors to choose from at no additional cost (in the pre-completion stage).
The finished lower level rooms have carpet, the same as the stairs. Again, there are approximately six (6) color choices at no extra fee.
The upper level top floor is engineered hardwood, ceramic and minimal cushion floor. One of the bedrooms may be carpet. The carpet is an upgraded carpet with built-in underlay. Laminate can be optioned at a cost.
Notes: Choices in colors and style assume a purchase is made at the pre-completion stage.
CABINETS
The bathrooms have a pre-constructed vanity with drawers.
Bathroom vanities will be upgraded in all cases. Pedestal sink is an option.
KITCHENS & COUNTER TOPS
Choose from various types of wood, or white styles (Oak, Birch, Maple, White MDF), color of wood stain, type of door (raised panel, shaker, colonial, etc). This option is available to pre-completion purchasers.
As many as 20 colors and patterns to choose from at the pre-completion stage for countertops.
Note: This is not an extra but is guaranteed in our base price for all kitchens and countertops from the samples provided. ACI feels a kitchen is an important room in a new home and therefore will work closely to give the consumer what they want here. See “Options”.
REAR DECK / PATIO AREA / FRONT STEP
ACI views the rear patio/deck area as an important component of your new home. It is effectively an additional living space to enjoy for about 4 – 5 months per year. This is viewed as a key future to your new home. It does not feel like “apartment living” when you have your own outdoor space. It is private space for you to relax, read, entertain and enjoy the fresh air and feel the sun on your face.
The area will be a different size depending on the unit chosen.
Walkways will be patio stones. The steps will be pressure treated lumber and will have a handrail if code requires it. The building conditions will determine what is done here. The amount of backfill will affect the integrity of the ground and therefore what goes on this surface area.
There will be a full board privacy fence on the side of the top patio / deck. It will be slightly over 5’ high to give a good separation and maximize privacy to the main level units.
The front step is pressure treated lumber with a landing and step.
OUTDOOR LANDSCAPING / GROUNDS
It should be clear from the other projects Mr. Sears has done that all efforts will be made to provide nice grounds. Soil conditions, amount of backfill, grades and weather all affect this work. If weather does not permit, it is possible that the completion of some areas of landscaping are delayed until after occupancy.
Generally, ACI can summarize as follows:
Sod out front.
Grass seed at rear.
Patio stone walkways.
Class A gravel in driveway and parking areas, compacted.
Trees will be planted.
A flower garden bed will be put in the front and planted with a variety of scrubs and perennials.
Note: Depending upon occupancy dates, the new owners’ management committee may have to arrange for grass and plants to be watered.
MISCELLANEOUS
Mirrors and medicine cabinets are not provided.
All closets have nice white vinyl coated wire shelving with a hanger rod attached. Linen closets have vinyl coated wire shelving. This gives a nice finished closet.
The front and back exterior doors are not a particular painted color although they come in an off-white color.
All units are equipped with an Air Exchange unit, with heat recovery. Each unit has its own independent system. This provides for exhaust of air from key areas such as the kitchen and bathrooms. A high-speed switch is next to the kitchen and in the upstairs and downstairs bathroom. This is efficient for taking out food smells, bathroom steam and odors. It also delivers fresh air to the bedrooms, kitchen and living room. The basements have an exhaust and fresh air. The air exchange system significantly increases the quality of life for an occupant. (A dryer vent and exit pipe is provided for in the laundry rooms of all units).
The bathrooms are wider than typical to provide for a comfortable space between the toilet and tub. It is worth emphasizing the heavy acrylic one piece tubs, which are comfortable and big, has a sloping backrest and a pull bar to assist entry and exit.
GENERAL
ACI will do its best to ensure the building is constructed as described above. Occasionally unforeseen events or circumstances can result in the requirement to make changes that will not necessarily be consistent with the above specifications. The builder and contractor have a lot of experience in building, which should result in very few, if any changes. It is therefore recommended that the buyer carefully inspect their unit before occupancy as the owner will have to accept the premises, “as is”, subject to any regular deficiencies agreed to in writing between ACI and the owner. This is the standard occupancy procedure for condominium buyers.
It may be useful to review the “Construction Process” section at this time.