Standard Specification
Our standard specification is usually the basis of any estimates we may provide. We are fully flexible though and this specification can be altered as required for your project.
Standard Residence: General Specification
GENERAL
- All costs GST inclusive
- Full plans and specifications provided
- Building Consent fees (PC Sum $2,500)
- Builders Contract Works Insurance and $2,000,000 Public Liability Insurance
- Registered Master Builders Federation Master Build 7 Year Guarantee and Residential Building Contract RBC1-2008
- All construction generally in accordance with NZ Standard 3604:1999 Light Timber Frame Buildings
CARPENTRY
- Floor construction
- Option A - Timber framed subfloor on timber piles with particle board flooring
- Option B - Reinforced concrete slab with perimeter foundation
- Kiln dried, H1.2 treated, machine stress graded timber wall and roof framing (2.4 stud height; 20º roof pitch)
- James Hardie 180 Linea weatherboard exterior cladding (direct fixed) over Tekton house wrap
- James Hardie Linea fascia board
- James Hardie 4.5 Hardisoffit eaves c/w PVC jointers
- Insulation - Expol under-floor (timber floors), R2.6 Ultra Batts to walls and R3.6 Ultra Batts to ceilings
- Gib Rondo metal ceiling battens (double top plate)
- Plasterboard internal wall and ceiling linings (horizontally fixed), adhesive / screw fixed, and stopped to a Level 4 finish
- Water resistant plasterboard to wet areas
- Particle board wall linings to Garage
- Customwood finishing trims – 85X12 single bevel skirting, 60X12 single bevel architraves and 40 bevelled cornice to Garage, cupboards and wardrobes
- 75 Gib Cove cornice
- Windsor “Astron” interior door hardware
- Electrical appliances (PC Sum $4000) – Oven, cooktop, dishwasher and rangehood
- Coloured glass splashbacks to cooktop and vanity/s
- Heirloom “Premier” toilet roll holder/s and towel stirrup/s
- Bathroom mirrors (vanity width X 800 mm. high; adhesive fixed)
EXTERIOR JOINERY
- Powdercoated aluminium exterior windows and doors (H3.1 treated pine liners for architraves)
- Double glazing to all units except Garage; obscure glass to Bathroom and WC
- Powdercoated aluminium, TG&V entry door panel c/w gripset (if applicable TBC)
- All weatherproof detailing as required for cladding system
- Standard black hardware with all locksets keyed alike
- Glideaway, powdercoated steel, sectional garage door/s c/w auto opener/s and remotes
ROOF
INTERIOR JOINERY
- Kitchen joinery – Formica / Wilsonart laminate counter tops, Melteca / Melamine doors, carcasses and panels (standard colour ranges), stainless steel sink insert, handles (Provisional Sum TBC)
- Installation of rangehood (exterior vented)
- St. Michel Stella vanity/s
- Hollow core, paint quality, flush panel, interior doors in 125 X 25 mm. finger-jointed pine frames
- Customwood shelving and pipe wardrobe rails to wardrobes
- Customwood shelving to cupboards
- Slat shelving to HWC cupboard
ELECTRICAL
- Light, heat, power, television and phone fittings as detailed (PDL600 or similar)
- Surface mounted light fittings c/w and lamps (PC Sum $45/fitting)
- PDL SD200 smoke detectors (or similar) hard-wired smoke detectors c/w 9V battery backup
- PDL 6501 120mm. in-line extract fans (or similar) to bathroom/s (soffit vented) c/w in-line fan timer
- Heirloom Premier heated towel rail/s
- Single phase underground mains cabling (25 metres TBC)
- Installation of oven and hob
- Power supply and connection to HWC
- Power supply and connection to air conditioning unit (if required)
- Power supply and connection to exterior water pump (rural site only)
- Power supply, connection and alarm to wastewater system (rural site only)
PLUMBING & DRAINAGE
PAINTING & DECORATING
- Fully painted interior and exterior (excluding decking)
- Resene, Wattyl or Dulux premium line paints (colour selections off a white base; all work completed strictly to paint manufacturers specifications)
FLOOR COVERINGS
- Vinyl (100 cove) to Bathroom, Laundry, Kitchen and WC (Vinyl - PC Sum $50/m²)
- Carpet on foam underlay c/w finishing bars to Hall, Living, Dining and Bedrooms (Carpet - PC Sum $40/m²)
- All associated floor preparation for carpet and vinyl areas
AIR CONDITIONING (if required)
- Daikin FTXS (or similar) split system wall mounted inverter c/w all control wiring
RURAL SERVICES (if required)
EXCLUSIONS
- Demolition, site clearance and bulk excavation work
- Electrical and phone network connections
- Television aerial / satellite dish
- Sewer, stormwater and water connections
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