• Survey home site
• Drill two, 15 foot borings to get an accurate analysis of the soil on your lot.  This soil report will be given to the engineer to design your foundation.
• Engineer foundation to soil report (conventional steel or post-tensioned slab may be used).
• Engineer the house plans.  This will include all structural components (beams, joists, rafters, etc.)
• Pay water tap fees, HOA submittal and deposits, and obtain all necessary permits.
  

CLEARING

• Clearing to consist of area large enough to fit home with no trees within 20 feet of foundation (this ensures the integrity of the foundation with no chance of roots growing under home).  Underbrush is removed on remainder of lot at homeowner’s request.  This is discussed prior to contract signing.  If home can be shifted to save trees, PM Homes will go through all efforts to make the home fit without having unnecessary tree removal.
• Building pad – typically budgeted for 35 loads of select fill compacted to 95% density.  If lot has extreme elevation change, this will be discussed prior to contract signing to ensure enough dirt is in the budget.

FOUNDATION

• 2 x 12 form boards are used as opposed to 2 – 2 x 6’s.  2 x 6’s will be used only when necessary.
• Conventional steel or post-tension installed to engineer’s specifications
• 5 sack, 3000 psi mix.
• Plans are not bid with piers in mind unless discussed prior to contract signing.  It will not be known if piers are necessary until soil investigation has been complete, which is after contract signing.

DRIVEWAY / PATIOS

• For 100’ setback, a 2500 square foot allowance is standard.  If additional flatwork is needed, it will be discussed prior to contract signing.
  

STRUCTURAL FRAMING

• Solid fir studs as opposed to finger jointed wood.  All frame spacing to be a maximum of 16” on center.
• All wood touching concrete will be treated and secured by ¾” x 10” galvanized anchor bolts.
• Ceiling Joists and Rafter Framing to be installed according to engineered plans.
• Subfloor – 4 x 8 x 1- ⅛” tongue and groove subfloor, glued, nailed and screwed to maximize noise reduction and eliminate floor squeaks.

CORNICE 

• Siding – 8-¼” textured lapsiding.
• Fascia –  ¾” x 6” Hardi as opposed to 7/16” fascia.
• Soffit – All horizontal soffits will have perforated, predrilled soffit installed to ensure maximum fresh air flow into attic.
• Brick mold –  ¾” x 4” Hardi as opposed to 7/16” x 4”.
• Porch Ceilings – 4 x 8 x 1/4” textured Hardi, installed with plastic H clips as opposed to sheetrock porch ceilings.
• 18” 6 mil poly used along bottom and at all inside and outside corners of home to deter moisture penetration.   Also used along all window sills.
• Sheathing – 7/16” OSB sheathing covered with Tyvek Homewrap.
• Windows flashed with galvanized Z flashing at top along with vinyl window wrap along top, sides and bottom.

ROOF

• Decking – 7/16” 4 x 8’ OSB radiant barrier decking installed with nails as opposed to staples, and plywood decking clips at every rafter bay.
• Type per plan – Composition shingles to be 30 year ELK Prestique to be hand nailed as opposed to be shot from nail gun or stapled.
• Flashing – 26 gauge galvanized metal for counterflashing and roof drip edge.
• Ventilation – Ridge vents applied at all ridges.  If there is not enough ridge space, then air hawks will be installed to maximize air flow through attic.
• Roof jacks to be painted to match home.

WINDOWS

• Vinyl frame windows with insulated double pane low e glass.  3 color choices to choose from.
• Divided lights per plan.
• Glass Block window at Master Bath.
• Butt-Glass-per plan.

EXTERIOR DOORS

• All exterior doors exposed to weather will be built using “jamb saver” technology.  Designed to extend the life of the door jamb…made of composite material, rather than wood.
• Aluminum thresholds.  These are custom made and will match the color of your interior hardware, (i.e. oil rubbed bronze hardware will have black thresholds), as opposed to prefab door units with thresholds already in place.
  

EXTERIOR DOORS

• All exterior doors exposed to weather will be built using “jamb saver” technology.  Designed to extend the life of the door jamb…made of composite material, rather than wood.
• Aluminum thresholds.  These are custom made and will match the color of your interior hardware, (i.e. oil rubbed bronze hardware will have black thresholds), as opposed to prefab door units with thresholds already in place.

INSULATION

• R-14 Blown cellulose in walls.  Completely fire proof and treated with boric acid to repel insects.
• Ceilings – R-30 blown cellulose.
• Sloped Ceilings – R-22 batt insulation
• Polycel-spray foam insulation at all exterior doors and windows and also along all exterior baseplates.
• Air ventilation baffles installed at every rafter bay to ensure maximum fresh air into attic as opposed to standard building code of every 4’ of rafter span.

SHEETROCK

• ½” at walls and ceilings.
• ⅝” from house to garage and garage ceiling.
• All baths and showers to have ½” fiber cement board installed as opposed to green or brown sheetrock.
• Texture all areas of home including garage.  Type to be determined by owner.

CABINETS

• Custom built per plan.  These cabinets are all plywood completely built on the job to custom fit your home.
• Stain grade kitchen and master bath, paint all other locations unless specified.
• Door Style-factory built doors in kitchen and master bath, lip mold at all other areas.
• Full extension drawer slides and European door hinges.

INTERIOR DOORS AND TRIM

• Doors to be determined by owner and per plan.  If 8’ doors apply, then solid-core will be used.  If standard 6’8” doors are used, then hollow-core will be used unless specified.
• Minimum 4-1/2” base will be used and 3-12” door casing will be used.
• Closets will be custom designed to fit your needs (within reason).  Unless specified, built-in chests would not fit in this category.
• Double crown at entry, family, kitchen, breakfast and dining.  Single crown at master bedroom and master bath.
• Stairs – wrought iron spindles with painted wood cap and stained handrail.  Carpet on stair treads is standard.

PLUMBING

• Moen oil rubbed bronze plumbing fixtures.
• Vanguard plumbing system with manifolds for individual valve shutoff.
• Aerobic septic system installed with 2 year maintenance agreement (size and location according to plans).  If septic is not needed, then the sewer will be tapped into accordingly.
• Gas Connections – water heaters, furnace, dryer, cooktop, and fireplace.
• Water heaters – per plan or Insta-Hot upon request.

ELECTRICAL

• Minimum 200 AMP Service located in garage, for easy access to breakers.
• Underground conduit from house to power source up to 200’.
• Stairway lights with photocell to assist children at night.
• Mantle plug with switch for decorating
• Soffit plugs with switch for holiday decorations.
• Recessed lighting per plan.
• All bedrooms wired for ceiling fans.

DATA NETWORK

• Phone and cable in every bedroom and living space
• All phone and cables go to media panel, where any and all combinations are possible for networking, phone lines and internet capabilities.
• Pre-wire one room of surround sound.
• Pre-wire back porch for 2 speakers with volume control at back door.
• Alarm pre-wire at all doors and windows, with keypads and motion sensor.

HVAC

• 16 SEER Amana Brand zoned to fit house plan.
• R-6 Insulated flex duct and rigid fiberglass.
• Programmable Digital Thermostat with humidity control.
• Fresh Air intake with UV light to kill airborne bacteria and media filter.

ALLOWANCES

• Generous allowances are given for the following:
• Granite (in kitchen and master bath, cultured marble at all other areas.)
• Tile, wood, carpet
• Light fixtures
• Front door
• Hardware (knobs, towel bars, etc.)
• Appliances
• Driveway/Flatwork
• Landscaping
• Generator (backup power for emergency)

OTHER FEATURES

• PM HOMES allows for 4 hours of design time with an interior decorator.  We also offer 3 third party inspections at Foundation, Frame and Final move-in.  PM HOMES offers a one year bumper-to-bumper warranty and a 10 year structural warranty on the Foundation and the Frame.

REMEMBER:

Consultation and Biding your plan costs you nothing except for your time.