DOUBLETREE STANDARD BUILDING SPECIFICATIONS

1. SITE PREPARATION:

a) Does not include site development including clearing, leveling, or developing in order to access the site.

b) Base price of home assumes access to site for construction that does not require concrete pumping or special equipment for excavation and backfill due to slope, soil conditions, or lack of working space from either property size limitations or obstructions such as tree locations.

c) Expenses for site development may be estimated and included in the price of the total home package before construction begins.

2. CONSTRUCTION POWER:

a) The Montana State electrical permit fee is included in the electrical subcontractors price.

b) A temporary meter base and outlets will be arranged by Doubletree Homes, if necessary. The temporary power hook up fees will be the responsibility of the homeowner.

c) Temporary construction power is to be provided by the owner for construction including fees for connection and power usage during construction process, whether by power grid or generator (including electricity for interior heating during winter conditions and for interior finishes).

3. EXCAVATION AND BACKFILL:

a) Excavation for foundation is included assuming that standard excavation equipment such as backhoe, excavator, loader, or bobcat is adequate for the soil conditions. Any unforeseen conditions encountered during excavation requiring blasting, jack hammering or special ram equipment for bedrock removal are not included in the base price. The foundation hole will be leveled, cleaned of debris, and compacted under footings, if necessary.

b) High water table conditions or unstable soil conditions encountered during excavation that require additional expenses for suitable soil compaction, or water removal, will be at homeowner expense. As will items such as snow plowing or snow removal from inside the foundation footprint.

c) Backfill, will be done with existing materials from excavation to rough finished grade, approximately 6” below the siding. A slope of approximately 6” in the first 10’ away from the house, to allow for drainage, is included in the base price.

d) Any topsoil or additional material required for back fill will be an additional expense.

e) Removal of rock or debris that cannot be buried in back fill will remain on site. Removal from site will be at owner’s expense.

f) Base price does not include trenching for utilities such as electrical, gas, phone or TV, but may be figured upon request, and included in the contract price.

4. LANDSCAPING

a) Does not include landscaping, soil preparation for seeding or sod, sprinklers, trees or shrubery.

b) Driveways and/or sidewalks & landings as per plan, if included.

5. FOUNDATION

a) Footings will be 8” x 16” (3000 p.s.i. Five sac per yard) concrete footings under foundation walls and interior pony walls with two continuous rows of #4 rebar.

b) Finish on footings as required for wall support only, not cosmetic.

c) Standard foundation walls to be 8”x 42” (crawl space) and 8” x 7’10” (basements), (3000 p.s.i. Five sac per yard) concrete with three horizontal rows of #4 rebar (crawl space), 5 horizontal rows of #4 rebar (basements), and #4 vertical rebar at approximate 36” spacing for crawl spaces and basements. Includes appropriate venting in crawl spaces, and ½” by 10” embedded anchor bolts at approximately 32” spacing.

d) Additives and hot water required for cold weather conditions are not included in the base price. Foundation coating or waterproofing is also not included in the base price, but may be added.

6. FRAMING

a) Floor Framing:

1. Exterior sill plates to be 2x6 treated plate bolted to foundation with ½” x 10” embedded j-bolts provided in the concrete by the concrete contractors.

2. Interior pony wall bottom plates to be 2x6 treated plate material. Interior pony walls will be 2x6 studs @ 16” spacing. Pony walls are double top plated with 2x6 fir and larch.

            3. Floor joists are 11 7/8” “BCI” joists @ 16” spacing with 1 1/8” x 11 7/8” OSB rim boards.

4. Floor decking will be 23/32“ (¾ ”) OSB tongue and groove. Floor decking is applied with screws or ring shanked nails at approximately 8” spacing. Decking is glued to joists continuously with DAP 4000 sub floor adhesive or equivalent. Crawl space access hole, where applicable, will be approximately 30”x30” and is normally located in the master bedroom closet, or other out of the way place.

b) Exterior Wall Framing:

        1. Exterior wall plates (one bottom and two top) to be 2x6 fir and larch.

       2. Exterior studs to be 2x6 stud grade. Window header material to be 2 - 2x10 fir and larch, or as called for in the plan. Standard code practices for corner framing and nail spacing.

    3. Exterior sheathing to be 7/16” OSB stapled with ½” crown 2” staples, or equivalent, at approximately 6” intervals.

c) Interior Wall Framing:

1. Interior studs to be 2x4 at 16” spacing.

One bottom plate and two top plates to be 2x4 fir and larch.

d) Roof Framing:

        1. Roof trusses to be pre-engineered trusses designed for applicable

Snow, wind, and live load for the area in which the home will be built. Bracing will be installed as required by truss manufacturer. Blocking between trusses, over exterior walls, is included. Metal truss clips from trusses to top plate of wall are included.

        2. Roof sheathing will be 19/32” (5/8”) OSB.

7. WINDOWS & DOORS:

a) Windows will be White Vinyl sliders, picture and/or single hung with Low “E“glass. Windows will be “Energy Star” rated, where possible.

b) Exterior doors will be painted six-panel steel doors with peep hole and drilled for lockset and deadbolt lock. All locks will be keyed alike.

8. INSULATION:

a) Exterior walls to be R-21 high-density batt insulation.

b) Ceiling/Roof insulation to be R-49 blown-in insulation in flat ceiling areas, with cardboard ventilation baffles installed where necessary to allow for adequate attic venting. On sloped interior ceilings R-38 batt insulation will be installed.

c) R-38 batt insulation will be installed in the rim joist cavities.

d) Air infiltration-foam sealant will be applied to exterior door and window jambs. Electrical and plumbing outlets will be foamed as well.

e) Six-mil poly vapor barrier will be installed on crawl space exposed ground. Any special sealing and ventilation required for Radon exposure is not included in base price.

f) Garage insulation is not included in standard specification but may be added.

9. EXTERIOR FINISHES:

a) Exterior trim:

1. Fibercement lap siding with 7” reveal and painted in place. 4” window and corner trim.

            2. Painted metal fascia and vented soffit

b) Roofing

1. Underlayment - 30 lb felt paper with 3” lap. Ice and water shield is included on eave edges and valleys.

2. Shingles – Certainteed Landmark 30-year laminated architectural shingles.

Continuous ridge vent on all applicable horizontal ridges. Colored metal drip edge will be included on all eave edges.

c) Rain gutters - continuous colored metal Gutters and downspouts will be installed, wide array of color choices.

10. INTERIOR FINISHES:

a) Drywall - ½” drywall will be installed on interior walls, 5/8” drywall will be installed on ceilings, and wherever 2’ framing centers are encountered, all will be applied with screws and nails at approximately 8“ spacing. “Knock-down“ or “skip trowel” texture will be applied on the ceilings throughout, “Orange Peel“ texture will be applied to the walls. Painting of drywall will be one coat of primer and two coats of paint, one color will be applied throughout, Owner to pick color. Windows will be sheetrock wrapped on the sides and top with a painted sill and apron. The sheetrock attic access door will be located in the master closet ceiling, or other out of the way place. Outside sheetrock corners will be round corner bead.

b) Doors and trim - hollow core six panel Masonite painted wood grain interior doors and bi-fold doors. Painted jambs with 2 ¼” colonial style painted casing. Base trim is 3 ¼” colonial style painted casing. Window sill is ¾ x 8 primed stock with radius profile. Apron trim under window sills is 2 ¼” colonial casing.

c) Shelving - closet shelving is ¾” particle board with white finish. Closet and pantry support cleats are 1x4 pine painted with wall paint. Closet rods are wood with metal supporting brackets. Shelving includes 5 shelves in pantry and linen closets; all closets include shelf and hanging rod, closet organizers are additional.

d) Carpeting and/or vinyl flooring throughout. Carpet and vinyl flooring and installation are included in the allowance section. This allowance includes the cost of underlayment or floor preparation for installation.

e) Door and builder hardware - includes privacy knobs on baths and bedroom doors, passage knobs on closet and pantry doors, a deadbolt and lock knob on the exterior doors and pull knob on each bi-fold door pair. Door stops where required for wall protection will be spring base type or hinge type. All doorknobs will be Weiser brand lifetime round knobs, or equivalent, brushed nickel.

f) Bathroom hardware - includes one towel ring per vanity, one toilet paper holder per toilet, and one towel bar per tub. Bathroom hardware to be chrome finish, surface mount.

g) Cabinets are Oak Natural finish with flat panel oak insert. In the kitchen, the upper cabinets are 30” tall, the lower cabinets are 36” tall. The vanities in the baths are also 36” tall (or optionally, 32” tall). Countertops are laminate tops with straight edge, color of countertop to be owner’s choice. Cabinet installation is included in base price.

h) Mirrors are provided for each vanity sink, wall mounted.

j) No window coverings are included.

11. PLUMBING

a) Fresh water supply piping will be “Pex” waterline, waste water will be PVC piping as required to meet national plumbing code specifications. Does not include plumbing for water softener loop. Does not include plumbing for well-related items such as pressure tanks and switching. Does not include any yard lines for water supply or sewer drains. Drain to be 4” PVC stubbed out of foundation to be tied into owner supplied septic or sewer system. Supply to be connected to owner supplied waterline in crawl space. A 2” PVC sleeve under footings will be supplied by Doubletree Homes for getting waterline from trenching into crawl space. All water supply lines and trenching to house are owner’s responsibility. Does not include pressure tank or well plumbing.

b) Plumbing fixtures include stainless steel kitchen sink, vitreous china oval bathroom vanity sinks and elongated Kohler toilets, or comparable, as per plan, two exterior frost free faucets, one laundry washer faucet, one refrigerator ice maker faucet and dishwasher hookup, tubs, showers, and tub/shower combinations as per plan, one electric 52 gallon hot water tank and one kitchen garbage disposal. All shower heads shall have a flow-control nozzle. Tub/shower combos include a shower rod, showers include a clear glass shower door, chrome finish. Fixtures may be substituted with an equal or better brand.

12. ELECTRIC:

a) Wiring - includes all wiring and installation to national electric code specifications. Includes 200-amp service with meter placed directly on the side of the house, main breaker panel inside house, or garage. Does not include fees to the power company for service to house or any trenching or conduit required by power company for service or include wiring for well circuits.

b) Light fixtures - included in the base price is a lighting fixture allowance. Fixtures will be chosen and provided by the owner under the allowance section. The electrician will install all the fixtures.

c) Switches and outlet locations as required by code (and which may be shown on drawings) including outlets for range, microwave, washer, dryer, refrigerator and dishwasher. Also included are 6 recessed can lights for the kitchen area.

d) Two TV and two phone outlets will be provided with wiring to the outside of house. Does not include wiring for phone and TV to the house and any trenching, conduit, cabling, or fees involved in getting TV or phone service to the house.

e) Additional light fixtures, outlets, TV, phone jacks, and ceiling fans may be added.

13. DECKS AND PORCHES

a) Decks and porches are treated wood framing with cedar 1x6 plank decking, 2x4 cedar railing, and 2x2 cedar pickets. Stairs are included, or not, depending on the plan.

14. PAINTING

a) Interior Painting - on drywall includes one coat of latex wall primer and two coats of interior eggshell latex. All interior doors and trim to be painted with latex enamel paint, semi-gloss finish. Owner’s choice of colors includes one for wall and ceiling paint throughout house, and one color for doors and trim throughout house.

b) Exterior painting – on cement board siding includes one coat of good quality exterior paint, sprayed and backrolled, one color for siding. Window and corner trim to be one color also but may be a different color from the siding. Fascia and soffit are pre-painted metal.

c) Exterior wood decks and railings will be treated with one coat of Sikkens SRD deck stain.

15. APPLIANCES:

a) Allowance for appliances may include dishwasher, range, refrigerator, and microwave/range hood. Owner will be responsible for the purchase, delivery, and installation of all appliances, with the exception of the hot water tank which is supplied and installed by the plumber.

16. HEATING:

a) Electric wall units with wall mount thermostats in living areas and bedrooms, electric base board units in bathrooms and utility - as per plan.

17. PERMITS:

a) State required electrical, plumbing and heating permits are included in the base price.

b) Local building permits are not included in the base price. Doubletree Homes are built to meet local building codes and plans are available for permit applications. Base price of home does not include city building permit fees. There are no county or state building permits required for residential construction.

18. ALLOWANCES:

a) Included in the base price is an allowance amount for appliances, light fixtures and flooring. The owner can use the total allowance amount to purchase these items in any combination. The allowance amount is a medium priced estimate of what is required for these items and is for budget purposes only. If the total cost of these items exceeds the total allowance amount the homeowner is responsible to pay the difference directly to the supplier. If the total cost of these items is less than the allowance amount, the difference will be credited to the homeowner.

Appliances. The appliance allowance should cover the cost of standard appliances, delivered to the job and installed, and any electrical “pigtails” needed to make the appliance functional.

Light Fixtures: The light fixture allowance should cover the cost of standard light fixtures and bulbs delivered to the job.

Flooring: The Carpeting/Vinyl allowance should cover the cost of standard carpeting and/or vinyl floor installation including padding, underlayment, floor preparation, and labor.

19. MISCELLANEOUS

Miscellaneous items provided by Contractor include raingutters, site cleanup, site disposal, cranes, and outdoor potty.

20. CONSTRUCTION SCHEDULE:

a) Construction “start time” will begin when:

- the first draw has been paid; and

- temporary electric power is available on the job site; and

- access is available for construction equipment to job site.

b) Construction is complete when a final walk through, with the owners and Doubletree Homes, determines that the home is available for occupancy and permanent financing.

c) Doubletree Homes subcontractors will not necessarily be on the job every day and the scheduling of all work is entirely at Doubletree Homes’ authority.

d) Doubletree Homes will work diligently toward a rapid completion date

The above are Doubletree Homes & Development, Inc., standard specifications for preliminary pricing. Deviations from these standard specifications will be addressed in the final contract between the Owner and Doubletree Homes.