Builder & Client Expectations
Inclusions & Exclusions
A quality relationship begins with quality information, so clarifying expectations and responsibilities for both builder and customer is the right place to start. The expandable category table below provides guidance for standard inclusions, exclusions, and requirements for both parties. Together they define all components for documentation in your building plan and final agreement.
Straight Up Responsibilities
Architectural & Engineering
- Engineering and drawings are required before submitting the permit application.
- Engage designer or drafter to create concepts and building plans.
- Engage structural engineer as construction drawings are being developed.
- Engage Energy Advisor to model the home for BC Energy Step Code or performance ratings.
- Engage geotechnical engineer if required by site conditions or bylaw.
- Engage surveyor for initial site plans.
- Engage mechanical engineer for complex HVAC systems.
- Engage with truss and floor manufacturer once structural plans are complete. This is also required to secure scheduling.
Permits & Fees
- Straight Up shall assemble the complete permit application and submit to the City of Revelstoke. This includes the mandatory New Home Warranty enrollment fee.
- Standard permits have been included in this agreement for the permit fees.
- Unexpected fees will be billed to the client as needed.
Site Work
- Property clearing includes removal of trees/brush from property within limits of disturbance and as defined for removal on site development plans.
- Stumps to be ground or removed per Builder discretion and debris removed from property.
- Live trees that are not called out for removal shall remain.
- Dead trees outside of limit of disturbance cannot be removed by builder.
Demolition
As per agreement.
Electric Utility Connection
- Connection hookup to B.C. Hydro electric service is included. B.C. Hydro connection fee responsibility of home owner.
- Overhead line from public service to home service panel is included (assuming electric service is on the pole at the road adjacent to property line).
- Underground services can be arranged depending on the available electrical infrastructure.
Temp Facilities
Temporary facilities and services required at various stages or the duration of the project:
- Temporary power
- Temporary heat
- Temporary fencing/barricades
- Temporary hoarding
- Portable bathroom facilities shall be installed and maintained on site in good condition for duration of project.
Equipment
Equipment required at various stages to support the project tasks:
- Excavators
- Dump trailer
- Skid steer
- Scaffolding
Excavation
- Strip topsoil and stockpile on property, if applicable.
- Excavate for foundation to plan bottom per architectural drawings and all excavated soils to be stockpiled for use during backfill.
- Unsuitable soil conditions at or above plan bottom are unknowns and can not be budgeted for prior to excavation. ie. Rock, soft clays, sinkholes, etc.
- Straight Up will backfill foundation with existing excavated soils. Excess soils shall be graded out on property.
- Expenses for hauling off-site of any excess soils are excluded from agreement.
- Contractor shall spread existing topsoil on disturbed areas if applicable.
Footing & Foundation
- Install foundation per plans.
- Excavate as necessary, form and pour concrete footings and walls per architectural plans, structural plans. All work done above BC Building Code to industry standards.
- Install drain rock, and PVC perimeter drain system connected to drainage system, dry well, or as specified by the geotechnical engineer if applicable.
Dampproofing
- Install damp-proofing as required.
- Typically a peel n' stick waterproof membrane with dimple board to ensure membrane is not damaged by backfill.
Site Drainage
- Site and perimeter drainage systems as per plan and agreement.
- Final grading done towards the end of the project.
Steel
Structural steel framing components as per plans and agreement, including stairs, beams, and posts.
Framing
- All lumber and framing materials sized and spaced per approved construction drawings. Materials, where applicable, to be kiln dried.
- Floor framing to be Engineered 2x4 box joists. If plans specify alternative, supplier to confirm with Builder.
- Floor sheathing (subfloor) materials installed per plans and drawings.
- Roof Trusses or Rafters as per approved construction drawings, and sized for appropriate spans between supports.
Timber Framing
Timber frame package and accents as per plans and agreement.
Concrete
Poured concrete per plans and agreement, including:
- Concrete Formwork
- Insulated Concrete Form (ICF)
- Structural Slabs
- Structural Frame
- Concrete Stairs
- Garage or Carport Slab
Rough Plumbing
- Plumbing system as per approved drawings consisting of:
- ABS Drainage piping per code.
- PEX Water Piping Per code.
- 2 Exterior Hose Bibs
- Condensate Drain for HVAC / HRV
Rough Electrical
- Electrical rough-in per approved drawings and lighting plan.
- Assist with the development of the lighting plan as needed.
Rough HVAC
- Typical HVAC (Heating, Ventilation, Air Conditioning) system is forced air: ductwork which conveys heated or cooled air from main unit to each room. Typically, a propane or electric forced hot air system is specified to be installed.
- Legal secondary suites require a separate heating source, and we recommend separate BC Hydro meters for electrical service.
- Final design will be predicated upon size of home, client preferences, and system requirements. An HVAC design should be completed to determine heating and cooling demand. The 2018 BC Building Code has introduced the Energy Step Code. Proactive clients can chose to enrol their home prior to adoption and use HOT2000 to model their home for energy efficiency.
Supply and install below as specified in plans and agreement:
- Chimney
- Fireplace
- Brick veneer material
- Masonry walls
- Masonry flooring
Supply and install below as specified in plans and agreement:
- Windows
- Skylights
- Storm windows and doors
- Front door
- Other exterior doors
- Interior doors
- Sliding glass doors
- Garage doors
- Window and Door Hardware
Type & Application
Supply and install as specified in plan and agreement. Wall type and location will determine insulation specs as mandated by the City.Exterior Cladding
- Siding is installed according to the construction drawings.
- Exterior trim as per construction drawings.
- Soffit and fascia installed according to the construction drawings.
- Gutters and downspouts.
- Metal edge and flashing.
Exterior Painting & Paint
- Supply and install as specified in plans and agreement
Specifications
- All drywall to be 1/2". All joints to be taped and finished to a level 4 finish.
- Bath and all wet areas to include moisture resistant drywall. All tile areas to be DenseShield or Shluter System. All tile in wet areas such as showers and bathtubs will be sealed with a waterproofing system prior to tile installation.
Type & Location
Supply and install as specified in plans.
- Flooring System
- Resilient Flooring
- Hardwood Flooring
- Carpeting
- Supply and install your choice of ceramic tile, per plans.
- Includes ceramic tile, accessories, installation materials, and all labor associated with the tile, including waterproofing system as required.
Supply and install your choice of cabinets, as per plans and agreement, including:
- Kitchen cabinets
- Bathroom cabinets
- Countertop(s)
- Cabinet hardware
Allowance included for appliances throughout the home in areas such as:
- Kitchen
- Butlers pantry if applicable
- Bar if applicable
- Kitchenette if applicable
- Laundry
Installation of all applicable appliances as specified per the agreement.
- Range
- Range Hood
- Disposal
- Dishwasher
- Refrigerator
- Washer and Dryer
- Microwave
- Vacuum
- Other Appliance(s)
Fixtures
Supply and install plumbing fixtures as specified in the building plan and agreement.
- Kitchen faucet
- Kitchen sink
- Powder room pedestal
- Vanity faucets
- Master shower
- Tub/shower, shower
- Tub
- Tub faucet
- Toilets
Finish Electrical Specifications
Home lighting plan is to be developed with Straight Up and approved by owner prior to construction.
- Types and locations of lights for interior and exterior of home will be determined at that time.
- When framing is complete, homeowner may walk house with builder and electrician to review electrical plan.
System locations to be set at best location for system performance. Different items to consider for higher energy efficiency or to improve air quality include:
- Dual fuel gas heat
- Higher SEER ratings
- Humidifiers
- Dehumidifiers
- Geothermal systems (a.k.a. ground source heat pump)
- Solar energy
- Radiant heat
Interior Paint
- All new drywall to receive one coat of primer/sealer
- All walls to receive 2 coats of latex flat paint which is typically sprayed on then back rolled.
- Ceilings to receive one coat of latex flat paint
- Typical allowance is for 3 light color choices
- Typical colours to be chosen from Benjamin Moore
- Trim to be painted in semigloss White.
- Doors and trim to receive 2 coats of scuff resistant paint.
Expectations
- Dumpsters and all temporary structures and equipment to be removed at project completion.
- Portable bathroom facilities removed upon completion of project.
Landscaping
Paving of finished driveway is typically not included in our contract but estimate is available upon request.
Driveway
- Paving of finished driveway is typically not included in our contract but estimate available is upon request.
- Exact size and layout of driveway to be designed in accordance with approved permit drawings.
Patio
- Concrete patio as per plans and agreement. If not included, estimate can be provided upon request.
Sidewalks
- 3' wide flat concrete sidewalk from driveway to front porch steps is not included but an estimate is available upon request.
Fences
- Fences as per plans and agreement. If not included, estimate can be provided upon request.
Final Walk Through
Final walk through inspection and completion of outstanding deficiency list prior to closing.
Cleaning
Home to be cleaned by a professional cleaning service prior to final handover to client.
Completion Binder
New home completion binder and keys handed over to client.Client Responsibilities & Notes
Architectural & Engineering
- If owner has already begun work with designers and engineers, we highly recommend involving the builder as soon as possible.
Permits & Fees
- Owner is responsible for any CMHC approvals and development cost charges (DCC's) if required.
- Owner is responsible for water, sewer, and gas connections.
- It is strongly recommended the owner obtain Course of Construction (COC) insurance prior to start of the build.
Site Work
- Mark and flag trees for retention.
- If owner prefers to perform site clearing work, please ensure approval from the City of Revelstoke before proceeding.
Demolition
Dust and noise are unavoidable in most demolition situations. The work location can often be hazardous so ensure young children and pets stay clear the work area, unless properly supervised.
Electric Utility Connection
- Owner is responsible to contact and pay B.C. Hydro for service request. This ticket number is submitted to the builder who will forward to the electrical contractor.
- Trenching required beyond area of road adjacent to property line is not included.
- Hookup fees and any required deposit for normal residential use account setup is not included.
Cable, Phone & Internet Provider
- Homeowner's responsibility to contact Telus or other local provider prior to construction.
- Homeowners responsibility to arrange the respective hook ups once they take possession of the home.
Post Topsoil Seeding
- Topsoil seeding not included. Quotation available upon request.
- Once topsoil is seeded, it is the owners responsibility to irrigate, fertilize, and maintain yard.
- Additional topsoil required due to lack of existing topsoil generated on-site is not included.
Excavation Exclusions
Complications due to the following are excluded from our basic, quoted excavation fee:
- Bedrock and large boulders
- De-watering
- Unsuitable or unstable soil conditions
- Hidden/Undisclosed wells, tanks, pits, etc.
- Hauling expenses except as related to demolition.
Framing
Develop floor system with Straight Up to ensure proper design for mechanical systems and locations
Concrete
Straight Up will provide recommendations for components and systems specific to site conditions
Rough Plumbing
Straight Up will provide recommendations for locations and components to maximize efficiency
Rough Electrical
Develop lighting plan with Straight Up at planning stage.There are many options and features available so the more accurate the plan, the smoother the process.
Rough HVAC
The change in the BC Building Code to move towards Step Code will require more system design. It is advised to engage an Energy Advisor to model the home in HOT2000 to help with the decision making process for your HVAC system. Straight Up would facilitate this process and discuss the various options specific to your home. It is possible to create zones, depending on your home’s configuration, layout, and what systems are utilized in the home.
Roofing
Roof selections to be made at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices for energy efficiency to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Exterior Cladding
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations to best serve the owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Exterior Paint
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Although it can seem like a later choice, finish floor thickness is a key requirement for stair framing, floor install, millwork, toilet flanges, and transitions.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Trim material needs to acclimate to the new home, so lead time is important to properly schedule delivery.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Although it can seem like a later choice, finish floor thickness is a key requirement for stair framing and floor install considerations.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
This is a key component as electrical, plumbing, flooring, HVAC, and gas layout is determined by these choices.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Purchase & Specifications
Appliance purchases are the responsibility of the owner who must provide appliance specifications upon completion of the planning stage. This will ensure all required rough-ins are included in the budget for proper installation.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Electrical Fixtures
Light fixtures need to be ordered early in the process as they may take several weeks to receive. Subsequent changes from the approved lighting plan may cause material delays.
Selection
An allowance is included for homeowner to select lights based upon the fixture list that is compiled at planning stage.
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Daily & Weekly Cleaning
The site will be broom cleaned daily and a thorough site clean up performed every Friday.
Final Clean Up
See Completion below.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Selection
Choices to be finalized at the planning stage for budget and scheduling purposes. Straight Up can provide options and recommendations as per owner needs and requirements.
Please see our Building Supplier Directory for product catalogues available from preferred local and regional suppliers.
Available Upon Request
If not included in building plans and agreement, estimates can be provided upon request.
Final Walk Through
A checklist will accompany the final walk through inspection. All noted deficiencies will then be remedied.
Cleaning
As the site will be tidied daily and cleaned weekly, final professional cleaning will only be done after approval of final walk through and completion of final touch-ups.
Completion Binder
You will then receive your project completion binder and keys.
Revelstoke General Contractor & Home Builder Since 2005
Call Straight Up Construction today at 250-837-1322 or use the contact form to learn more about our Revelstoke home design-build and major home renovation services.