6PPN Townhouse Remodel

This project encompasses renovations across architectural, finishes, electrical, plumbing, and structural aspects of a property. Key architectural changes include a new patio, front wall, entrance door, remodeled kitchen and master bath, and new powder room and closets. Finishes specify exterior doors and hollow core interior doors, with other finishes detailed in plans. The electrical scope covers a new 200A service, updated wiring with AFCI/GFCI outlets, new LED lighting, and smoke/CO detectors. Plumbing involves WaterSense fixtures, a new 50-gallon water heater, and specified pipe materials with insulation. Structural work includes new roof and deck joists, along with ledger board installation for the deck.

I. Architectural Elements

• First Floor:
  • New Concrete Patio: Addition of a new concrete patio area.
  • New Front Wall: Construction of a new front wall, with ornament work (refer to main elevation).
  • New Entrance Door: Installation of a new door within the new front wall.
  • Remodelled Kitchen: Demolition of existing kitchen and dining room, remodelling the kitchen and dining room spaces, installing new kitchen cabinets, pantry and wet bar.
  • New Powderoom: Demolish the existing bathroom to create a larger kitchen area. Add a new powder room next to the entrance.
  • New Closet: Install a new closet at the entrance area.
  • Staircase: Minor changes to the staircase and handrail.
• Second Floor:
  • New Opening for Deck Access: Creation of a new opening to provide access to the deck.
  • Replace Closets: Remove existing bedroom closets. Adding new closets to the bedrooms. Add a new laundry closet. 
  • Remodel Bathroom: Adding a new master bath replacing the existing master bath and extending the new walls.

II. Finishes

• Doors and Closets
  • Three total exterior doors in the first & second floors are of Embarq doors from Provia and the specs are mentioned in the schedules.
  • Twenty eight total interior room and closet doors in the first & second floors are hollow core 1 3/8″ thick.
• Walls, Floors and Ceiling
  • Finishes are detailed on the plans.

III. Electrical Scope

• Service & Panel:
  • New incoming electrical service and a new 200A, 120/240V, 1-phase, 3-wire Main Circuit Breaker (MCB) Panel “A”.
  • Installation of new 3# 3/0 and 1#4 ground in cable.
• Wiring & Outlets:
  • All wiring to be “BX” with copper ground.
  • Branch circuit connectors to be a minimum of No. 12 AWG; homeruns to be No. 10 AWG.
  • AFCI outlets required in all habitable rooms.
  • Tamper-resistant receptacles required in dwelling units at all locations, except where mounted higher than 66 inches above the floor or in spaces dedicated to specific appliances.
  • Outlets mounted on common walls shall be staggered to prevent sound transmission.
  • Bathrooms require one dedicated 20-ampere circuit for outlets to lighting and receptacles.
  • Servicing outlet required within 25′ per NEC 210.63.
• Lighting:
  • Recessed Lithonia 11W LED 6″ fixtures (IC rated, foam gasketing).
  • Recessed Prescolight 20W LED wet location light box LED foam gasketing for toilets.
  • Exterior LED light Progress 9W LED.
  • Luminaires over bathtubs to be rated for “damp location”; luminaires over showers to be rated for “wet location”.
  • 85% of all permanent fixtures or lamps in permanent fixtures to be high-efficiency.
  • IC-rated recessed lighting fixtures to be sealed at housing/interior finish with less than or equal to 2 CFM leakage at 75 PA.
• Safety & Alarms:
  • Smoke and carbon monoxide detectors to be 110-volt with audible alarm and battery backup, interconnected and simultaneously alarming.
  • All 20A/1 and 15A/1 pole circuit breakers (except exterior) to be AFCI type.
  • GFCI outlets required for kitchen (15A & 20A, 120V), toilet, exterior outlets, and those within 6′ of a water source.
  • Equipment grounding system continuity must be assured.
• General Electrical Requirements:
  • All equipment to be installed in accordance with manufacturer’s recommendations.
  • The contractor is responsible for balancing all phases in the panelboard.
  • All electrical work to be installed in accordance with the National Electrical Code and local electrical/building codes.
  • Contractor to extend wiring and make final connections to all building electrical connections.

IV. Plumbing Scope

• Fixtures & Connections:
  • All new plumbing fixtures shall bear the WaterSense label.
  • Installation of water closets, kitchen sinks, bathtubs, lavatories, showers, dishwashers, washing machines, hose bibbs, and sinks as per fixture schedule.
• Water Heating:
  • Water heater (50 gallons) with a max temperature of 120°F and max operating pressure of 150 PSIG.
  • Existing electric tankless water heater (WH-1) to remain.
  • A water heater relief valve must meet code requirements.
  • Heat traps to be provided on water heating equipment.
  • A water heater must have a code-compliant disconnecting means unless fuel-fired.
• Piping & Drainage:
  • Pipe materials: Copper ASTM B42 for water pipe; PVC ASTM D2949 (below grade) / ASTM D2665 (above grade) for sewer/vent; Steel Schedule 40 for gas.
  • All hot water pipes to be wrapped in minimum R-3 insulation (1″ thick).
  • Indoor units to have a secondary condensate drain terminating in a conspicuous place or with a water-level detection device.
  • Water supply system to be protected from water hammer at quick-closing valve locations.
  • Pipe passing through a foundation wall shall be provided with a sleeve two pipe sizes greater than the pipe.
• General Plumbing Requirements:
  • All work to be done in accordance with local plumbing codes.
  • Installation of anti-scold devices at shower/baths.
  • Final inspection required after building completion and fixture connection.

V. Structural

• Roof: Adding 2×6 joist @ 16″ O.C at ceiling with a 0.5/12 slope.
• Deck:
  • Adding 2×8 joist @ 16″ O.C at deck with a 0.5/12 slope.
  • Adding 2×10 ledger board w/ post installed 1/2″ dia. Hilti anchor bolts in Simpson Set XP epoxy @ 16″ O.C. T & B staggered, 4″ min embedded.
  • Adding deck flooring boards.