Master Specifications for Renovations and Repairs

Project Scope

  1. The Contractor is to furnish all labor, materials, tools, equipment, supervision and insurance to satisfactorily perform all work as specified herein for the renovation items described in the specifications for the Tanglegrove Townhouse Condominium Association in accordance with current building codes.

Definitions

Owner Tanglegrove Townhouse Condominium Association
Contractor Company performing work as designated within the scope of these specifications.
Property Manager Louise Linhart   [email protected] 713-772-4420
(Owner’s designated representative responsible for the enforcement of specifications, approval of Change Orders, joint approval of construction work and invoices.)
Extermination Company Don Nettles 713-661-8992
Nettles Exterminating Company
4225 Bellaire
Houston, Texas 77025
(The extermination company is responsible for inspection of all open wall areas, treatment of wall areas and application of termite extermination in structure and at grade.)
Plumbing Company Commercial Boiler 713-668-3370
(The plumbing company is responsible for inspection of all shut-off valves and repairs/replacements as necessary.)

Overview/Inspection of Buildings

  1. Tanglegrove Townhouse Condominium Association has inspected the buildings and has provided a repair list/scope of work. Reference attachment defining scope of work.
  2. The scope of work attachment may not be all-inclusive and does not suggest that the noted items are the only needed repairs or improvements. Contractor is to thoroughly inspect each unit in each building prior to submitting his bid.  Contractor shall submit items which may need to be included but not noted in repair list.
    1. All questions shall be directed to the Property Manager. All responses shall be written and sent to all bidders.
  3. A scheduled site visit may be scheduled by the Property Manager to review specifications, scope of work and existing building condition with the potential Contractors and owner.
    1. When rear of units can not be accessed during site visit, the Contractor shall make arrangements with the home owners to inspect all patio areas prior to submitting their proposal.
  4. Contractor should include in their proposal a line item cost necessary for the removal of portions of patio covers, trellises, etc. in order to set up their equipment and complete the work defined above. Contractor is not responsible for reinstallation of patio covers and is not to be included in this proposal.  Contractor should contact homeowner regarding possible reinstallation of patio cover at homeowners’ expense.
  5. Contractor shall inspect each unit for brick repair and prepare listing for submittal with bid. Brick demolition, repair and reconstruction shall be performed with the Renovation Project
  6. Contractor shall report suspect areas that can not be determined without future investigation or demolitions by submitting listing for each unit with their bid.
  7. Written Change Orders are to be executed and signed prior to any “extras” being done. All Change Orders approved are addenda to the Renovation Project.  All work performed by the Contractor on renovation buildings are part of Renovation Project.
    1. Change Order are usually due to ‘discoveries’ during removal of deteriorated items. When these discoveries are made, the Contractor shall call the Property Manager to discuss the conditions and demolition if required.  Within 24 hours the Property Manager and the Contractor shall review the conditions and determine the most cost effective solution.  The Property Manager may give approval of the Change Order if >$500.  Otherwise the Contractor shall submit a Change Order proposal stating the problem or condition, including photos, the proposed solution, cost and change in construction schedule if any.  The proposed Change Order must be received by the Property Manager and TTCA Board members within 3 business days of review with the Property Manager.  The Change Order will be shared with TTCA Board members and a response shall be given to the Contractor within 2 business days after receipt.

    (Note: the intent is to keep this process as short as possible to enable progress on the renovation work which is in the best interest of both parties.  Each party shall attempt to provide expedient, clear information and responses)  

  8. Post Award Inspections
    1. Prior to the beginning of work on each building, a pre-construction inspection with the Contractor, Board member and Property Manager will take place to address any items of concern.
    2. Contractor shall report any areas or items that indicate current or past activities of termite or other pest infestation. Contractor to notify Property Manager immediately with location of any active termites found.  Contractor to note all termite damages.  Photographs of damage will be required.
    3. Nettles Extermination Co. must inspect all open wall areas. Bora Care will be applied to all exposed framing before insulation, sheathing, cladding or masonry is reapplied.
    4. Commercial Boiler Co. must inspect all shut-off valves and repair/replace as needed.
    5. Prior to painting each building, a pre-paint inspection with the Contractor, Board member (optional) and the Property Manager will take place to address any items of concern.
    6. Upon completion of painting and all other required work, an inspection by all parties will be required.

General Conditions

  1. Each building is to be renovated and repainted in accordance with these specifications and scope of work.
    1. Property Manager will furnish Contractor with any homeowner requested color changes approved by the Board prior to starting painting.
  2. Contractor is responsible for all required safety barricades and shall take all reasonable precautions to protect the safety of the residents and their guests, other personnel as well as their property.
  3. Contractor is to keep the project site and individual properties in an orderly manner and clear of all obstructions and hazards. Contractor shall collect debris at the end of each day. Contractor may use construction dumpsters at locations approved by the Property Manager, and these dumpsters and adjacent areas shall be kept clear of debris and contents will be removed from the property when full.
  4. Contractor is responsible for the removal or securing of all scaffolding, ladders and equipment at the end of each day as necessary to prevent unauthorized use.
  5. Contractor is to ensure at the end of the workday that areas being repaired are secure and watertight to prevent water penetration to the interiors of the Townhomes. Contractor shall make special provisions to ensure there is no water migration into the residence when gutters and down spouts are removed from the building and during inclement weather.
  6. Contractor will comply with any security procedures as related to Tanglegrove Townhouse Condominium Association and/or the Houston Police Department.
  7. Owner will provide water and electricity as reasonably required by the Contractor for the completion of the work detailed in these specifications.
  8. Contractor is to provide Workers’ Compensation and Liability Insurance and submit copies of same along with the bid proposal and definition that the owner is named as the Certificate Holder.
  9. Contractor is to provide portable restroom facilities for employees. Contractor is to have restroom serviced and cleaned a minimum of twice a week. No offensive odors will be tolerated.
  10. Contractor and employees are not to park vehicles in any way which will restrict the homeowner’s access to their garages or block access by emergency vehicles. Contractors may use visitor’s parking areas.
  11. Contractor will schedule his work by trades with the Owner to ensure continuity of construction repairs and completion of each building in the most efficient manner and subject to acceptance by the Property Manager and/or Owner.
    1. Contractor shall schedule inspection of open wall areas and treatment of new construction with Nettles Extermination Company
    2. Contractor shall schedule demolition, repair and construction of masonry work with designated masonry company.
    3. Each notification shall be copied to the Property Manager.
  12. Cancellation of the Contract can be initiated by the Property Manager without cause. Notification of cancellation must be made in writing and submitted to all parties concerned. Payment will be made for all work satisfactorily completed up to and including the last day of work performed.
  13. Contractor, all subcontractors and suppliers will issue, in writing to the Property Manager at the time of final payment signed and notarized Waiver of Liens warranting that they have not and will not assign any claim for payment or any right to perfect a lien against the Owner’s property.
  14. Contractor will be terminated for any alcohol consumption or use of narcotics while on Tanglegrove Townhouse Condominium Association.
  15. Contractor may schedule his work from 7:30a.m. – 6:00 p.m. Monday through Friday. No work will be allowed on weekends or holidays without Board approval.
  16. Contractor shall protect existing construction/structures from damage during project.
  17. Contractor shall make reasonable effort to guard plants, shrubs and trees from damage and abuse. Contact Property Manager when in question.
    1. Where renovation work will permanently damage or destroy vegetation the Contractor must notify the Property Manager for request to have the plants removed by TTCA contracted services.
    2. Home owners are responsible for removing all exterior furniture, and home accessories or adornments for renovation work. Home owners are also responsible for all plants within court yards and patio areas.  Home owner is responsible for trimming shrubbery from the face of the building and fences to allow for renovation work.  Homeowners are responsible for removing all vines from building and fence.
      1. Where homeowner has not met these requirements, notification shall be given in writing to residents from the Property Manager and from the Contractor. After proper notification the Contractor will not be held liable or responsible for any damages but shall take every precaution to avoid such damage.
    3. Where precautions and notifications to owners have not been preformed and damages have occurred, the Contractor will be responsible for the gross negligence.

Materials and Workmanship

  1. Contractor equipment and all materials will be stored in storage containers provided by the Contractor in locations approved by the Property Manager. Where allowed by manufacture’s written instructions, some materials may be stored in an approved secure area, above the ground and covered with water proof covering prior to its installation. Lumber stored off of the ground must have support in order to prevent lumber warping.
  2. All materials are to be handled, stored and installed in strict accordance with manufacturer’s specifications and in accordance with industry standards. By performing this work, Contractor acknowledges that they are aware of and have read the most current/updated manufacturer’s specifications for material being installed (including, but not limited to, Hardi-Plank products, TYVEK, caulking, paint, etc.)
  3. All materials required in this work shall be delivered in original new and unbroken packages listing the following:
    • Manufacturer’s name
    • Name or title of material
    • Grade or brand of material
    • Manufacturer’s stock number
    • Federal Specification number if applicable
    • Chemical analysis of the product; contents by volume for major pigment of vehicle constituents
    • Thinning instructions
    • Application instructions
    • MSDS Material Safety Data Sheets – must be available on site and at the Property Manager’s office.

All materials shall be subject to inspection and approval by the Property Manager and/or Board.

Items Excluded

  1. Plumbing, electrical and mechanical items, homeowner improvements, patio covers, trellis, etc., concrete, door replacement, roofing, glass replacement, and interior repairs.

Payments

  1. All payments and draws will be on a project basis. In no case shall any contract be paid more than 50% of bid at start of project.  10% of total project cost including Change Orders shall be held in retention until completion of project and all work is completed according to the specifications and scope of work including Change Orders.
  2. The TTCA Board recommends the following be utilized for renovation projects:
    • Thirty (30%) draw at start of work.
    • Thirty (30%) draw upon completion of 60% of work and request for progress inspection.
    • Thirty (30%) draw upon completion of 90% of work and request for progress inspection.
    • Ten percent (10%) upon completion and request for final inspection of entire building; retaining for thirty (30) days of building completion and Owner has received Lien Releases.

Addendums

Addendum A
Pressure Washing

  1. Clean entire buildings to be painted by pressure washing at a minimum of 3000 psi. A cleaning solution of TSP, chlorine bleach at a rate of one cup per gallon of water is to be applied to the siding, trim and brick through a pump-up sprayer.  Rinse all washed areas thoroughly.
  2. All brick surfaces including walls, front stoops, sidewalks, and entry ways, will be pressure washed,
  3. All concrete surfaces including sidewalks, courtyards, patio and concrete aprons shall be pressure washed.

Addendum B
Lean Concrete

This specification describes materials, workmanship, and procedures required to supply and place lean concrete as backfill, or in voids of masonry stairs or landings (stoop).

  1. MATERIALS
    1. Materials and products shall be supplied in accordance with the codes and standards listed in this specification.
    2. CEMENTS – ASTM C150 type 1
    3. FLY ASH OR POZZOLANS – ASTM C618, Class F or C.
    4. WATER – Mixing water shall be potable.
    5. AGGREGATES
      1. Aggregates may be Standard concrete materials (natural or manufactured sand, stone or air-cooled blast furnace slag) or Non-standard materials (reclaimed crushed concrete, discarded foundry sand, bottom ash produced in coal combustion process, native sandy soils and quarry waste products etc.).
  2. MIX DESIGN AND PROPORTIONING
    1. Backfill below ground shall have a compressive strength at 28 days – 60 – 100 psi. Slump 6 – 10 in. Use 8 in or above for high flow ability. Include air entrainment when exposed to freezing and thawing.
    2. Fill of stoops or landing internal voids shall have a compressive strength at 28 days – 300-1000 psi Slump 6 – 8 in for normal flow ability. For low flow ability use less than 6 in slump. Include air entrainment when exposed to freezing and thawing.
  3. PLACEMENT
    1. Lean concrete may be placed by chutes, conveyors, buckets, or pumps.
    2. For cavernous backfill in the underground or in stoop or landing voids, place lean concrete continuously.
    3. For drain pipe bedding, place in lifts to prevent floating the pipe. Each lift should be allowed to harden before continued placement. Lean concrete shall extend no higher than top of pipe.

Addendum C
Structural Concrete

This specification describes materials, workmanship, and procedures required to supply and place structural concrete for roads, foundations, ground slabs sidewalks and retaining walls.

  1. Materials, mix design, installation and workmanship, shall be as described in this specification. Exceptions to this specification are noted in the project documents.
  2. Details of construction, quality assurance and quality control shall be in accordance with the following codes and standards:
    • ACI 301 Specifications for Structural Concrete for Buildings
    • ACI 318 Building Code Requirements for Reinforced Concrete
    • ACI 117 Standard Specifications for Tolerances for Concrete Construction & Materials
    • ASTM C94 Standard Specification for Ready-Mixed Concrete
    1. MATERIALS
      1. Materials and products shall be supplied in accordance with the codes and standards listed in this specification.
      2. CEMENTS shall conform to ASTM C150 type 1
      3. FLY ASH OR POZZOLANS shall conform to ASTM C618, Class F or C.
      4. WATER shall be potable.
      5. AGGREGATES shall be clean, natural or manufactured sand, stone, gravel, or air-cooled blast furnace slag and shall conform to ASTM C33
      6. REINFORCEMENT shall conform to the following:
        1. Reinforcing bars Grade 40 – Welded steel wire fabric shall conform to ASTM A185 with steel wire in accordance with ASTM A82. Fabric shall be furnished in flat sheets.
    2. ADMIXTURES
      Type of Admixture Standard Specifications Desired Effect
      Water reducing admixture (WR) ASTM C 494 (AASHTO M 194) Reduce the water content by 5 to 10%, while maintaining slump characteristics.
      Mid-range water reducer (MRWR) ASTM C 494 (AASHTO M 194) Reduce the water content by 6% to 12%, while maintaining slump and avoiding retardation.
      High-range water reducer (HRWR) (also called superplasticizer) ASTM C 494 (AASHTO M 194), ASTM C 1017 Reduce the water content by 12% to 30%, while maintaining slump.
      Retarding admixture ASTM C 494 (AASHTO M 194) To decrease the rate of hydration of cement.
      Accelerating admixture ASTM C 494 (AASHTO M 194) To increase the rate of hydration of cement.
      Shrinkage-reducing admixtures Reduce drying shrinkage (and related cracking) in concrete
      ASR-inhibiting admixtures Reduce or eliminate deleterious expansion due to alkali-silica reaction
    3. MIX DESIGN AND PROPORTIONING
      1. Proportions of concrete shall be established based on the class of concrete (type of exposure), 28 days compressive strength (using cylinder strength), and maximum water cement ratio.
      2. Minimum compressive strength shall be based on cylinder strength at 28 days.
      3. The concrete shall be proportioned and produced to have a slump of 4 inches or less, maintaining the maximum water/cement ratio, unless otherwise noted in project documents.
      4. Concrete shall be ready mixed. Mix-design, mixing and transportation shall be done by certified mixing plant.
      5. Maximum water penetration is 1.18 inches for all exterior slabs.
      6. The mix design shall include:
        • Design strength at 28 days.
        • Cement content by source and weight.
        • Aggregate type, weights, and source.
        • List of admixtures by manufacturer, source, dosage rate, purpose.
        • Mix water by weight, source, and consideration of any water in the aggregate.
        • Amount of water added at the batch plant.
        • Amount of water to be added at the job site.
      7. MIX PROPORTIONS
        1. CONCRETE for roads and foundations shall have a minimum compressive strength of 4000 PSI. Concrete mix shall be a six (6) bag mix with a maximum water/cement ratio shall be 0.40.
        2. CONCRETE for sidewalks and non-loaded pavements shall have a minimum compressive strength of 2000 PSI. Concrete mix shall be a five (5) bag mix with a maximum water/cement ratio shall be 0.60.
    4. INSTALLATION AND WORKMANSHIP
      1. PLACING REINFORCEMENT
        1. Fabrication and detailing of reinforcement including bend diameters, hooks, laps, splices, etc shall be the responsibility of the Contractor in accordance with the provisions of applicable codes.
        2. Reinforcement shall be placed and adequately supported before concrete is placed and shall be secured against displacement within tolerances permitted by applicable code.
        3. All rebar splices shall be Class B lapping no less than 40 bar diameters.
      2. FORMWORK
        1. Below-grade forms may be eliminated if the ground is stable enough to hold until the pour is completed.
        2. Forms shall result in a final structure that conforms to shapes, lines and dimensions of the members as required by the specifications and project scope definition.
      3. JOINTS
        1. Joints shall be as located to match existing positions and/or as directed by owner’s representatives. No additional joints shall be provided without the approval of Owner’s Representative.
        2. All paving joints shall have preformed joint material which shall be anchored in place as acting form. Joint material may be redwood or treated structural lumber or composite plasticize, plastic or HDPE material or shape.  Joint members shall have a nominal width of ½” x depth of paving section.
        3. Joints shall have load transfer dowels matching paving reinforcing but in no case less than 18” on center. Transfer dowels size shall match paving reinforcing but in no case less than a 3/8 36KSI dowel or a #3 grade 60 dowel.  Dowels shall be 24” long extending into pavement sections 12” each direction.
          1. Existing concrete sections shall be drilled to accommodate transfer dowels.
          2. One side of transfer dowels shall be greased to allow for lateral movement for thermal variations.
        4. All joints in road and traffic area paving shall have a performed plastic caulking cap. After form removal, debris shall be removed from joint area and top strip removed.  Butyl or vulcanized caulking, Vulken 116 or Sonolastic NP-1, shall be applied in caulking strip then tool and adhered to pavement sections.  Crushed stone aggregate shall be laid over freshly applied caulking.
      4. PLACEMENT
        1. Provide minimum 24 hours notice to the Owner’s Representative of the intention to cast concrete. Owner’s Representative will inspect all excavations, false work, forms, reinforcement, joints made prior to pouring, and inserts. Approval is required before concrete is placed. Any unsatisfactory conditions must be remedied before approval can be given and concrete can be poured.
        2. All forms shall be moistened or treated with release oil prior to placing concrete. All other surfaces coming in contact with fresh concrete including compacted subgrade shall be adequately moistened prior to placing concrete.
        3. Areas of hardened concrete coming in contact with new concrete shall be thoroughly cleaned of laitance, grease, and loose particles. High – pressure water cleaning is the preferred method. Concrete shall be allowed to surface dry or be blown surface dry prior to placing new concrete.
        4. Concreting shall be carried on at such a rate that concrete is at all times plastic and flows readily into spaces between reinforcement.
        5. Concreting shall be carried on as a continuous operation until placing is complete. Concrete that has partially hardened shall not be deposited.
      5. EMBEDDED ITEMS
        1. Anchor bolts and other embedded items requiring accurate alignment and projection shall be placed with the aid of templates.
        2. Ensure that all sleeves, inserts, anchors and embedded items including those necessary for completion of work by other trades, have been properly set and installed prior to placing concrete.
        3. Only Galvanized items may be embedded.
      6. FINISHES
        1. Edges of pavement, paving joints, and walks shall be finished with an edging tool.
        2. Unless noted otherwise concrete finish shall be as described below:
          Description Type of finish Surface Tolerance
          Roads Floated, and broom 1/2” in 10’
          Patios Floated, and broom 1/2” in 10’
          Sidewalks Floated, and broom 1/2” in 10’
          Patios Floated & washed for exposed aggregate 1/2” in 10’
          Sidewalks Floated & washed for exposed aggregate 1/2” in 10’
          Interior Slabs Floated & smooth steel 1/4” in 10’
          Formed surfaces Tie holes to be patched
          Buildings Smooth form (Rubbed)
          Architectural Smooth form (Rubbed)
      7. CURING, PROTECTION AND FORM REMOVAL
        1. Curing shall be achieved by using immersion in water or by covering with wet burlap, unless specifically noted otherwise.
        2. Requirements for curing are as follows:
          1. Standard cure – 7 days
          2. When high-early strength cement is specified, the curing period may be reduced to 3 days.
        3. All concrete to be exposed by form removal shall have sufficient strength not to be damaged.
        4. Formwork and supports shall remain in place for not less than 48 hours. If the air temperatures adjacent to the concrete is not maintained above 50F these periods of time shall be doubled.
    5. QUALITY ASSURANCE/QUALITY CONTROL
      1. Concrete materials and operations may be tested and inspected as the work progresses to assure compliance.
      2. Concrete cylinders for foundations shall be taken, field cured and tested, in accordance with ASTM standard C31/C31M-00e1 “Standard Practice for Making and Curing Concrete Test Specimens in the Field”. The compressive test results from these field-cured samples shall be given to the Owner’s Representative.
      3. Concrete testing will include compressive strength tests and slump tests. Air contents tests and any other tests will be done when so specified by owner’s Representative.
      4. Concrete shall be sampled and tested in accordance with the following:
          ASTM C143 Test method for slump
          ASTM C231 or C173 Test method for air content
          ASTM C31 Test method of making and curing test specimens
          ASTM C39 Test method for compressive strength

Addendum D
Brick Masonry

This specification describes materials, workmanship and procedures required to supply and install non load bearing brick masonry units for construction of exterior walls and stairs with landings (stoop).

  1. Details of construction, quality assurance and quality control shall be in accordance with the following codes and standards:
    • ASTM C43 Definitions of Clay Products
    • ASTM C62 Standard Specs. for Grade MW
    • ASTM C216 Standard Specs. for Facing Brick (Clay or Shale)
      • Grade MW (Type FBS) for interior
    • ASTM C270 Standard Specification for Mortar for Unit Masonry
      • Type M Compressive Strength of 2500 PSI at 28 days for stoop construction
      • Type S Compressive Strength of 1800 PSI at 28 days for wall construction
      • Type N for tuck and point
    • ASTM A82 Reinforcement Material
    • ASTM A153 Hot Dip Galvanize
    1. Masonry Materials
      1. Brick for building re-construction shall match existing masonry in size, shape and color.
        1. Contractor may utilize any demolished brick that are whole and cleanable. No reused brick shall have any residual mortar.
        2. Contractor shall submit samples where new brick is to be used. See Submittals.
      2. Mortar Material
        1. Mortar shall conform to the proper specification requirements. Use mortar type specified for each construction.
      3. Reinforcement Material
        1. Horizontal steel reinforcement shall be galvanized standard truss-type 9 gauge side rods and cross wires, welded construction. Spacing of side rods shall be approximately 2 inches less than the nominal thickness of the wall.
        2. Cavity wall ties shall be 3/16 inch diameter steel, zinc or copper alloy coated, Z-shaped, and V-crimped over cavity to prevent drip.
        3. Flexible ties shall be 3/16 inch galvanized wire with flat steel retainers and located at each side of expansion joints to allow thermal growth without stressing masonry.
        4. Non-flexible ties shall be 1 inch x 1/4 inch x 12 inch mild steel bars or 3/8 inch reinforcing rod 12 inches long. Non-flexible ties shall be used on double Wyeth facing and on masonry pillars around structural columns.
      4. Control Joint Material
        1. Control joint filler material shall be pre-molded expanded close cell PVC, polyethylene or ethafoam foam strips 3/8″ thick.
        2. Control joint caulking shall be butyl Sealant: One component Vulkem 116 or Sonolastic NP-I. Color shall match mortar.
    2. Installation and Workmanship
      1. Deliver, store, and handle all materials to prevent intrusion of foreign materials, damage by water, or breakage. Deliver and store all packaged materials in unbroken, original containers plainly marked and labeled with manufacturer’s name and brand until ready for use.
      2. Demolition of existing masonry shall be performed with care to savaged brick when new brick can not match existing size and color.
      3. Mortar shall be proportioned and mixed to obtain an average compressive strength as specified herein.
        1. Prepared mortars in which Portland and other quick-setting cements are used in batches of volume such that can be used before initial set takes place, in no case longer than 45 minutes before delivery to point of use. Re-tempering will not be permitted.
      4. Mortar Joints shall be constructed to match thickness of existing construction with only small variations in vertical joints to maintain bond.
      5. Do not lay masonry when ambient temperature is 40 F or lower, or when predicted to fall below 40 F within 48 hours, unless provisions are made for heating materials and maintaining the work above 32 F for a minimum of 24 hours.
      6. Provide weep holes at approximately 24 inches on center in bed joints of exterior face shell of exterior walls and at flashings or waterproofing turnouts and in mortar joints over steel lintels or shelf angles. Form weep holes by pressing short lengths of 5/16 inch fiberglass rope in mortar bed and leave in place after mortar has set.
      7. Brick joints and coursing shall match existing construction.
      8. Brick shall be laid in full beds of mortar and shoved into place. All bed, head, and collar joints shall be full.
      9. Construct masonry true to line, level, square and plumb with vertical joints aligned. Lay in running bond matching existing construction pattern. Align horizontal courses at intersecting walls. Provide full watertight joints in exterior work.
      10. Exposed joints on exterior and interior construction brick shall be struck flush and tooled to match existing construction.
      11. Face brick shall be bonded to the back-up by use of 3/16 inch minimum diameter Z-ties spaced 2-feet on center horizontally and not more than 16 inches on center vertically. Additional bonding ties shall be provided at all openings spaced not more than 2-feet apart around the perimeter and within 12 inches of the openings.
      12. Brick backing against concrete shall be anchored to the concrete by the use of anchors in the concrete. Anchors shall be at least 3/4 inch wide and not less than No. 16 gauge galvanized iron. They shall be spaced not more than 16 inches vertically and 24 inches horizontally.
      13. Control Joints shall be installed at all changes in wall height, above all joints in the foundation or floor and at a maximum distance of 20 feet from bonded intersections or corners.
      14. Space courses so that backing masonry will level off flush with face work at bonding courses and at joints where metal ties are used in place of masonry bond.
      15. Parge face of block, in advance of laying brick in exterior walls, with 3/8 inch smooth layer of mortar, same class as that used for joints.
      16. Cleaning
        1. Remove excess materials and mortar droppings daily; remove mortar droppings on connecting or adjoining work before final set. Wipe masonry work with rough cloth or brush as work progresses to prevent unsightly and unnecessary mortar stains.
        2. On exposed masonry work, at completion of work, point holes in joints; completely fill with mortar and tool properly. After pointing has set, wet exposed masonry surfaces and clean with a 5 percent volume solution of muriatic acid, applied with a stiff fiber brush. Leave masonry clean, free of daubs and with tight mortar joints throughout; follow cleaning immediately with a rinse of clear water.
    3. Repair of stairs and landing (stoop)
      1. Repair of stair and landing at front entrances is not always necessary but may be noted in the scope of work. Where such notation is made then the following sub paragraphs shall apply.
      2. Demolish existing steps and landing as necessary
      3. Remove brick, siding, or stucco on exterior wall at stoop interface and approximately 3” past the rough opening for the door/side lights.
      4. Inspect framing and condition of supporting members. If deteriorated conditions extend beyond open wall area future demolition shall be made to reliable framing.
        1. Door and sidelights may need to be removed. If so new door frame and mullions may also need to be included in scope.
        2. Contractor shall construct a 4” thick reinforced concrete wall the entire stoop width. The concrete wall shall extend from top of foundation to bottom of rough opening / top of landing.  The concrete wall shall replace the need for framing in this area.  The concrete wall shall be reinforced with #3 rebar at 12” on center each way but shall have no less than 3 bars vertically or horizontally.  The vertical reinforcing shall be anchored to foundation by drilling and epoxy to 6” depth.  Forming width shall match wall framing interior and exterior faces.
        3. All deteriorate framing shall be replaced with treated structural lumber
        4. All open wall framing shall be treated by Nettles Extermination Co. with Bora Care before insulation, sheathing, cladding or masonry is reapplied
        5. Attached Hardi-backer board sheathing to face of concrete wall and all exposed framing.
        6. Coat sheathing with asphalt primer and apply ice and water shield
        7. Install finish cladding
        8. Install galvanized or stainless steel door pad which should extend the entire rough opening
        9. Install door frame and door / sidelights
        10. Apply bituminous mineral board on face of cladding matching profile of steps and landing. Mineral board shall be cut back ½” from outside face /edge of steps and landing to allow for caulking.
        11. Construct steps and landing
          1. Interior space of steps and landing may be constructed of broken masonry units or lean concrete. Sand is not an acceptable fill material.  No voids are allowed.
        12. Caulk between steps/landing and the exterior face of the building with high quality butyl caulking.
          1. Note: during construction of steps, grouting to the building face is not allowed
    4. Submittals – Brick Samples
      1. The Contractor shall provide the Property Manager specimens of each brick unit size, shape and color required for each condition that requires additional brick. Approval from the Property Manager is required before construction of masonry.

Addendum E
Grout

This specification describes materials, workmanship, and procedures required to supply and place grout for setting structural items for bearing.

  1. MATERIALS
    1. Grout shall be non-shrink cementitious grout from Master Builders, Sika Corporation or Five Star Products, Inc
  2. INSTALLATION
    1. Concrete surfaces to be grouted shall be cleaned of all laitance, loose particles, grease, curing compound, and other foreign matter.
    2. Roughen concrete surfaces by chipping, sandblasting, or other mechanical means to expose sound aggregate.
    3. Soak concrete surfaces prior to grouting, for minimum period of:
      1. Concrete cured 7 to 28 days – 12 hours.
      2. Concrete cured more than 28 days – 24 hours.
    4. Remove standing water from concrete surfaces immediately prior to grouting.
  3. PLACEMENT
    1. Place grout so as to avoid layers or cold joints.
    2. Grout surface shall be finished to drain clear.

Addendum F
Wood Siding and Trim Replacement

  1. Description of the work: This section covers the siding, and trim repair and replacement.
  2. Replacement Items:
    1. All deteriorated siding and related or attached trim is to be replaced.
    2. All deteriorated trim is to be replaced.
    3. Re-secure all remaining siding and trim as needed.
    4. Any items that do not have a useful life of two (2) years are to be replaced. Property Manager shall be responsible for determining items in question.
    5. Any hidden or concealed sub-surface structure requiring repair will be an extra cost to the Owner.
  3. Materials:
    1. Material is to be replaced with same or like material to match existing design and profile except where noted.
    2. All lumber to be installed should be manufactured treated lumber to prevent rot or pest infestation. Where non-standard treated lumber is required the Contractor shall apply treatment at shop or job site.
    3. Hardi-plank or Hardi-panel is to be used where fence caps or entire walls are to be replaced. Where Hardi siding is used, Hardi boards shall be used for trimming.
    4. Hardi board shall be used to replace fence caps where required and fence rot boards where required. Hardi boards are also to be use to replace wear boards at the base on the siding where required.  All carports shall have rot boards on 3 sides
    5. Where only trim is to be replaced, trim shall be #1 or #2 grade. All trim is to be true and straight.  Trim with imperfections, loose knots, knotholes, excessive amount of knots or trim being warped or twisted will be rejected.
    6. Moisture barrier is to be #30 felt paper on like substrate material matching existing or plywood.
    7. All nails must be hot-dipped galvanized ring shanks with heads a minimum of 1/3” diameter and length sufficient to penetrate 1 ½” into studs or equivalent gun nails.
    8. No removed trim or siding will be reused or reinstalled elsewhere on this property or during the scope of this work.
  4. Workmanship:
    1. All materials that are to be replaced will be removed from the building and disposed of properly.
    2. Moisture barrier is to be inspected when siding is required to be removed
      1. -If barrier needs replacement or is damaged, the Contractor will contact the Property Manager for approval and will document damage (with photograph) and the work that was performed.
    3. Nettles Extermination Co. must inspect all open wall areas. Bora Care will be applied to all exposed framing before insulation, sheathing or cladding is reapplied.
    4. All new installation of siding, trim, panels, or replacement of any material will be newly caulked at all points of contact, edges, ends, etc. to prohibit any moisture intrusion.
    5. Failed existing caulking around all windows, doors, cladding transitions, corners and trim will be removed and re-caulked.
      1. Failed caulking is defined as caulking that is not adhered to either side or split in the body. Fail caulking is no longer elastomeric and has hardened such that no imprint can be easily made or imprint do not return to set conditions.  Failed caulking is that which shows signs of chalking or has mildew in the body.  Failed caulking shall be removed for the entire length where any segment has failed.
    6. All cuts on materials are to be precise and straight. Improperly cut materials will not be accepted.
    7. All mitered cuts are to be made in order to eliminate water entry and penetration.
    8. Siding and trim is to be raised above the ground and concrete at least 2”, if possible. Ground should be 2”- 4” below the foundation line.
    9. All repairs and painting of door trim will be done by the Contractor.

Addendum G
Gutters and Downspouts

  1. Description of the Work: This section covers replacement of gutters and downspouts
  2. All currently existing gutters and downspouts attached to the building and noted in scope of work will be removed and replaced. (Except where 6” gutters are already in place)
    1. New gutters shall be 6” seamless aluminum gutters with 3” x 4” downspouts (pre-finished or painted within specifications). Current locations of downspouts will reviewed by TTCA Board and Property Manager for effectiveness.  Some re-routing may be required.
    2. Gutter fittings, corners, strap anchors and accessories shall be of like material and preformed.
    3. Anchors shall be secured corrosion resistant screw type mechanical fasteners penetrating fascia.
    4. Gutter and downspout assembly shall provide a water tight conduit for storm water.

Addendum H
Painting

  1. Description of the Work: This section covers surface preparation, priming and painting of all surfaces to be painted.
  2. Prior to the painting of any of the units on the building, a pre-paint inspection with Contractor, owner, and the Property Manager will take place to address and document the replacement of materials, items of concern, and that all work specified in this agreement has been met. When approved, painting will then be initiated.
  3. No claim by the Contractor concerning the unsuitability of any material specified or his inability to produce high quality work with such materials will be entertained unless such claim is made in writing to the Owner prior to the signing of the Contract.
  4. Surfaces to be painted: All siding (new or existing), all trim, doors, soffits, chimneys and wrought iron (including burglar bars). All subjects that are presently painted are to be repainted (except for gutters and downspouts.)
  5. Owner may select new colors from approve samples posted in the exterior bulletin board at the TTCA clubhouse with the exception of wrought iron which should be painted black.
  6. Material:
    1. Where materials are not specified, it is the Owners intention to use only the highest quality materials. Primer and paints may not be thinned.  Where materials are not specified, it is the Owners intention to use only the highest quality materials.
    2. Primer
      1. Primer for wood surfaces will be Sherwin Williams A-100.
      2. Primer for wrought iron will be Coronado 35-147 red metal primer.
    3. Paint
      1. Paint for siding, trim, soffits, garage doors, flashings, and chimney caps will be Sherwin Williams Super Paint (Premium Acrylic Exterior) satin finish.
      2. Paint for wrought iron will be Coronado Rust Scat Polyurethane series 31 gloss enamel (Black) unless otherwise requested by Owner and approved by TTCA Board.
      3. A mildewcide additive is to be added to paints by manufacturer’s representative at the manufacture’s recommended rate.
      4. Paint chimneys to match roof jacks.
    4. Caulk
      1. Caulk for paint preparation will be a premium 35-year acrylic colored latex siliconized caulk.
      2. Caulking sealant for dissimilar materials and possible source of water entry is to be Mameco 116 or Sonnebounre NP1.
    5. Apply the materials in all instances in strict accordance with the limits set by the manufacturer for its use.
    6. Where a product is not definitely named, it is intended that the best products of the better manufacturers shall be used, and only the highest quality will be approved.
  7. Workmanship:
    1. All workmanship shall be of the very highest standard of skilled mechanics and all materials evenly spread without sags or runs and free of roller marks.
    2. Apply the materials in all instances in strict accordance with the limits set by the manufacturer for its use
    3. All new materials are to be primed (six sides) prior to installation. All bare areas on existing materials will be primed.  Fill holes and surface profile after priming.  Use caulking, compound on all nail heads, at all joints and splices, above all horizontal trim boards, and other areas as necessary, to prevent water penetration.  Doors are to be sanded between coats.  Remove old caulk from around all windows and re-caulk.
    4. All surfaces to be painted will receive two (2) coats of paint with 24 hr. drying time between coats. Stir paints thoroughly so that the pigment is suspended in the vehicle.  All surfaces to be painted will be dry and clean.  Paint will not be applied in temperatures below 45 degrees Fahrenheit, in wet or damp conditions and/or onto wet or damp surfaces.
    5. Use putty or spackling compound at all locations where permitted or required by the Owner to achieve a finished appearance. Use caulking compound between edges of door casings and adjoining siding to prevent visibility of light at through-wall crack joints.  Caulk areas to prevent water penetration. Exception; horizontal lap siding shall not be caulked at trim boards.
    6. Contractors are not permitted to dump/clean painting supplies etc. in sewers or drains.
  8. Final Requirements:
    1. On completion of the work, examine all painted surfaces and carefully tough-up and repair any marred or damaged spots. Rework all surfaces that have been repaired by other trades, clean off all misplaced paint and leave the entire work in first class condition, acceptable to the Owner.
    2. Remove all empty containers, rags, brushes, and any other materials and debris accumulated through the execution of the Contract.

Addendum I
Caulking and Sealant

  1. GENERAL
    1. This specification describes materials, workmanship, and procedures required to detail and install caulking and sealants.
    2. Materials and procedures shall be as described in this specification. Exceptions to this specification are noted in the design drawings and details.
    3. All procedures, procurement and application of products/system shall conform to the project documents and manufacturer’s written specifications for noted application, and requirements for warranty, and the following:
      1. Caulking, sealant and accessory components shall be selected, and applied for specified and indicated purpose.
      2. Where cladding or roofing systems are a part of contract scope, the cladding/roofing manufacturer’s approved caulking and sealant, is approved in that the product will perform per noted criteria and is a compatible product for cladding and/or roofing system and other materials where applied.
  2. MATERIALS
    1. GENERAL
      1. Materials and products shall be new material supplied in accordance with the codes and standards listed in this specification.
      2. All joint forming materials shall be compatible with sealant.
    2. CAULKING AND SEALANTS
      1. Material reference numbers with ‘CAN/CGSB’ noted in the following paragraphs, are for Canadian products. Specific manufacturer’s products are for United States Alternate products may be submitted with technical data for approval.
      2. Select sealant from the following unless noted otherwise on the drawings:
        1. Acrylic Sealant: Acrylic latex Chemtron Latacalk.
          Use ACRYLIC sealant only on the interior and only in situations where no movement can occur.
        2. Silicone Sealant: Mould and mildew resistant; Dow Corning 786.
          Use MOLD AND MILDEW RESISTANT SILICONE sealant for non-moving joints in wash rooms and kitchens. Do not use on floors.
        3. Silicone Sealant: General construction; Dow Corning 790.
        4. Polyurethane Sealant: One component, non-sag, for general construction; Sikaflex 1-a; PRC Permapol RC-1.
        5. Butyl Sealant: One component, for general construction, Vulkem 116, and Sonolastic NP-I
          Use SILICONE GENERAL CONSTRUCTION sealant for all joints, interior and exterior, where no other specific sealant type specified. Do not use on horizontal traffic joints or where immersed in water.
        6. Silicone Sealant: Structural glazing; Dow Corning 999.
          Use SILICONE GLAZING sealant for curtain wall systems, door and window glazing sealant, interior and exterior, where no other specific sealant type specified.
        7. Acoustical Sealant: Non-hardening; PRC PR181, Chemtron Metaseal.
        8. Air-Seal Sealant: Butyl non-hardening; PRC Rubber Calk 2000, Sika Sikaflex 1A, Chemtron Butylin.
          Use ACOUSTICAL AND AIR SEAL sealants only where they will be fully concealed and only where no constant or consistent air pressure difference will exist across the joint.
        9. Multi-Component Sealant: Chemical curing exterior wall sealant; PRC Permapol RC-2, Chemtron Thioplast 400, Sikaflex 2CNS.
          Use MULTI-COMPONENT sealant for exterior vertical joints. Not for continuous water immersion.
        10. Horizontal Joint Sealant: Three components, self leveling, conforming to ASTM C920-79, Sikaflex 2c SL, PRC Permapol RC-2, depending on gradient.
          Use HORIZONTAL JOINT sealant for horizontal joints in floors and decks, interior and exterior.
          Use THREE COMPONENT POLYURETHANE sealant for sidewalks and concrete pavement and where vehicular traffic may be present.
        11. Fuel Resistant Sealant: Two component, non-hardening; PRC PR-1422 Class B.
          Use TWO COMPONENT POLYURETHANE fuel resistant sealant in pavement around diesel generators, and wherever fuel oils may be present.
      3. ACCESSORIES
        1. Backer rod: shall be Ethafoam as manufactured specifically for intended installation by the sealant manufacturer. Backer rod shall be round shape and sized 30% – 50% oversized. Use high density rod in floor joints. Shore “A” 70+ hardness rod in all paving joints.
        2. Primer: Non-staining type as recommended by sealant manufacturer.
        3. Bond Breaker: Pressure sensitive tape recommended by sealant manufacturer to suit application.
        4. Joint Cleaner: Non-corrosive solvent type recommended by sealant manufacturer for applicable substrate materials.
      4. COLORS
        1. Colors shall match adjacent materials, as selected by the owner’s representative, from manufacturer’s standard color range, or as indicated on the drawings.
        2. In masonry work, match the mortar joints, or wall coating.
  3. INSTALLATION AND WORKMANSHIP
    1. INSTALLATION CONDITIONS
      1. Carefully inspect surfaces, materials to receive sealants and verify they are physically capable of retaining sealant bond. Beginning of installation means acceptance.
      2. Verify that fillers, backing provided under other sections properly installed.
      3. Verify joint dimensions, physical, and environmental conditions are acceptable to receive work per manufacturer’s requirements.
        1. Materials shall not be installed during periods of precipitation, or if the materials are wet or damaged.
        2. Apply sealant within recommended temperature ranges.
      4. PREPARATION
        1. Clean and prepare joints in accordance with manufacturer’s recommendation. Remove loose materials and other foreign matter which might impair adhesion of sealant.
        2. Clean and prime surfaces as required by sealant manufacturer. Surfaces must be clean and dry before application of the sealant.
        3. When open joints exceed the depth requirements, insert back-up material to the necessary depth stated above.
        4. Remove door and window loose weather molds or staff beads to enable caulking between frame and masonry abutting construction.
    2. APPLICATION
      1. Use backer rod as specified by sealant manufacturer, for proper joint proportion, and to act as bond breaker at back of joint.
        1. Sealant backer shall be provided to control the depth of the sealant in the joint and enable the sealant to be installed under pressure.
      2. For expansion joints and other joints where movement is possible, apply backer rod to achieve a joint depth of one half the joint width, but not less than 3/16″.
      3. Ensure bed is solid, filling entire space between sides and bedding material, to obtain maximum bond.
      4. Form surface of sealant smooth, free from ridges, wrinkles, sages or air pockets and embedded impurities. Neatly tool surface to a slight concave appearance,
        1. Horizontal joint surfaces of paving shall be level.
      5. Remove excess sealant and droppings. Clean adjacent surfaces as required.
  4. QUALITY ASSURANCE/QUALITY CONTROL
    1. SUBMITTALS
      1. The contractor shall submit color samples with other finishes to be selected, 4 weeks after award of contract, to the owner’s representative for approval.
      2. One week prior to start of the application, submit manufacturer’s printed general specifications, and application instructions for required materials.
      3. Material Safety Data Sheets available from the manufacturer/supplier for the material to be used will be furnished to the owner’s representative and will be reviewed by the roofing contractor. A copy of the MSDS shall be available on the job site.
    2. INSPECTION
      1. The work shall be inspected by the owner’s representative, and the contractor(s). All defects and non-compliances shall be noted. Installer will make necessary corrections for compliance with no additional cost to owner.

Addendum J
General Earthwork

  1. GENERAL
    1. This specification describes the requirements for general excavation, backfill, and finished grading, including shoring and bracing which is not shown on the drawings.
    2. Materials and procedures shall be as described in this specification. Exceptions to this specification are noted in the drawings and details.
    3. The standards and or specifications referenced in this specification shall be the current edition in effect as of the date of this specification.
    4. Compaction of backfill shall be tested according to ANSI/ASTM D1557 “Test Method for Laboratory Compaction Characteristics of Soil Using Modified Effort” (Modified Proctor).
    5. Earthwork shall be completed in accordance with the following safety regulations:
      1. OSHA regulation 29 CFR part 1926 subpart P assuming type C soil unless another soil type is specified on the drawings.
    6. If a geotechnical report is included with this specification, any recommendations which may be contained in the report are not to be considered part of this contract unless specifically referred to within this specification or on the drawings. Water elevations are only indicative of the water elevation as of the date of the investigation.
  2. MATERIALS FOR FILL AND BACKFILL
    1. GENERAL
      1. Materials for backfill shall be supplied in accordance with ASTM D2487, “Classification of Soils for Engineering Purposes (Unified Soil Classification System)”.
      2. Excavated and/or imported material used as backfill shall meet the following requirements.
        1. Imported material shall be clean, unfrozen soil which is free from ice, snow, lumps, roots, loam, debris, organics, foreign or deleterious material, or rocks with a dimension greater than 3 inches.
      3. Native material which meets the requirements of this specification is considered to be suitable for fill or backfill, unless other material is specified on the drawings.
      4. Excavated material which will be used as backfill shall be temporarily stockpiled on site at a location shown on the drawings or as directed by the Owner’s Representative. Each type of soil shall be stockpiled separately.
    2. GRANULAR MATERIAL
      1. Granular material is sand or gravel which is free of organics, coal, clay lumps, coatings of clay, silt and other deleterious materials, and conforms to the grading and physical requirements of ASTM D-2487 and relevant standards referred to in the drawings and details.
    3. CLAY MATERIAL
      1. Clay shall meet the unified soil classification system requirements for clay according ASTM D-2487.
    4. TOPSOIL
      1. Topsoil (for gardens and green belts) shall be loam soil, high in organic material which is free of stones, vegetation and other deleterious material.
  3. INSTALLATION AND WORKMANSHIP
    1. GENERAL
      1. Excavation, fill, backfill and finished grading shall be to the lines and grades shown on the drawings and as required for the installation of facilities on this contract.
    2. EXCAVATION
      1. Remove all trees, brush and other vegetation and dispose of before starting excavation.
      2. Excavate all topsoil from beneath area paving and slabs on grade and dispose of as designated by the Owner’s Representative.
      3. Only hand excavation techniques are permitted in the vicinity of underground cables or pipes.
      4. Notify the Owner’s Representative immediately if piping, cables or obstructions are encountered which are not shown on the drawings and obtain instructions from the Owner’s Representative before proceeding.
      5. If red concrete or plastic strips are encountered during excavation, obtain instructions from Owner’s Representative. Red concrete or plastic strips are usually used for encasing or covering electrical lines.
      6. Excavations that intersect a 45 degree line which projects downward from the bottom of existing or proposed footings or buried piping shall be shored to prevent soil movement.
      7. Notify the Owner’s Representative if the soil at the bottom of the excavation appears to be unsuitable or unstable.
      8. Unsuitable excavated material, or material which is not required for fill shall be loaded and hauled to designated spoil or disposal areas on the site.
      9. Where excess unauthorized excavation has been made beyond the limits indicated on the drawings, replace fill to the required elevation at no additional cost. Material for fill shall be:
        1. Under bearing areas of foundations, wall (strip) footings, and grade beams – Concrete of the same specification as the structure.
        2. Under slabs and other areas – Clean granular material placed and compacted according to this specification.
      10. Protect stockpiles from contamination or segregation, from changes in moisture content, and from freezing. Stockpiles shall have no slope steeper than 45 degrees.
      11. Rock on which footings or walls are to rest shall be leveled to a clean, even, hard surface. If rock slopes in excess of 10% it shall be stepped. Width and height to be selected by the Owner’s Representative.
      12. Maintain excavated areas to prevent the entry of surface water. Water that accumulates in an excavation during working hours shall be removed continuously, or at the discretion of the Owner’s Representative when a significant accumulation occurs.
      13. Overnight accumulation shall be removed immediately at the beginning of the work day.
      14. Discharge all water to areas or drains designated by the Owner’s Representative.
    3. FILL AND BACKFILL
      1. Areas to be filled or backfilled shall be free from vegetation, debris, loam, snow, ice, standing water or frozen ground.
      2. Do not proceed with backfilling until the Owner’s Representative has inspected the area to be filled.
      3. If compacted fill is being placed over clay soil, scarify the existing soil to a minimum depth of 2 inches.
      4. Do not backfill around or over cast-in-place concrete until concrete has attained 75% of its specified strength, unless permitted otherwise in writing by the Owner’s Representative.
      5. Place earthen fill in a manner that will provide surface drainage at all times.
      6. Place backfill simultaneously on both sides of installed work to equalize loading. Difference in fill height shall not exceed 12 inches for structural components or 6 inches for pipes.
        1. Where temporary unbalanced earth pressures may develop on walls or other structures, erect bracing or shoring to counteract unbalance, and leave in place until no longer required.
      7. Place and compact material in such a manner as to prevent damage or movement to the structure.
      8. Compact fill and backfill around pipes by hand tamping or rolling, to the elevations as indicated on the drawings.
      9. Place backfill material in uniform layers not exceeding 12 inches loose thickness up to grades indicated. Place fill material within 0% and +6% of the optimum water content. Adjust moisture content of the fill material as required. Compact each layer before placing succeeding layer.
      10. Compaction, unless otherwise shown or specified, shall be in accordance with ASTM D1557, modified proctor and as follows:
        1. Below area paving, levees, site area fill – 85 percent of maximum density.
        2. Road or railroad subgrade and sub-base, fill or backfill under roads, fill under foundations – 90 percent of maximum density.
        3. Road base courses and surface courses – 95 percent of maximum density.
        4. Where specific compaction requirements are not given, general earth fill or backfill shall be compacted to a density approximately equal to that of the adjacent undisturbed soil.
    4. FINISHED GRADING
      1. Grading shall be done in such a way that surface drainage is maintained in all areas.
      2. TOLERANCES
        1. Surfaces to receive top soil and seeding: +/-1.5 inch.
        2. Surfaces to receive aggregate: +/-0.5 inch.
        3. Surfaces to be paved: +/-0.25 inch.
    5. SHORING
      1. Design and install shoring according to the minimum requirements of the regulations in the location where the work is to be completed.
      2. Manufactured systems may be used in place of timber shoring, provided the Contractor supply the Owner’s Representative with certification from the manufacturer as to the suitability of the system for the use intended.
      3. Install shoring according to manufacturer’s written instructions. Submit one copy of the instructions to the Owner’s Representative prior to starting excavation.
      4. Remove all shoring systems when no longer required, unless noted otherwise. Shoring shall be removed in an approved manner so not to disturb the existing or new facilities.
    6. DEEP WELL PUMPING.
      1. Deep well pumps may be employed to lower the groundwater table in the excavation area.
      2. Installation and removal of the deep well pumping system shall only be done with written approval of the Owner’s Representative.
      3. Pumping installation shall be reliable and in good operating condition. Pumps, lines and filters shall be checked a minimum of twice a day including weekends and holidays.
      4. Discharge all water to areas or drains designated by the Owner’s Representative.
  4. SUBMISSIONS
    1. Submit, with the bid, certified test results for all imported fill materials. The test results shall contain the gradations and properties identified in the material specification. The contractor shall ensure that the material shall be free of pollution.
    2. Submit design calculations, where required, and certified drawings of custom or manufactured shoring systems to the Owner’s Representative prior to starting the excavation. Drawings and calculations shall be certified by a professional engineer where required by law.
    3. Where deep well or wellpoint dewatering systems are required, submit with the bid a plan indicating location and depth of wells, and the quantity of water which is expected to be discharged.
  5. QUALITY ASSURANCE/QUALITY CONTROL
    1. COMPACTION CONTROL
      1. The Contractor is responsible for obtaining the specified densities and specified grades.

Addendum K
Patio Covers

See also: Patio Screens and Covers (September 2011)
See also: Addendum N

  1. Responsibility
    1. The Owner shall submit proposed patio cover addition or change to property manager for review by TTCA Board.
    2. Submittal shall include Tanglegrove Townhouse Condominium Association ACC form, plan of patio cover defining shape and relationship with building, description of materials, finish and basic installation details.
    3. Any deteriorated conditions of the building adjoining the proposed patio cover shall be identified and noted with the submittal.
    4. Approval by property manager or TTCA Board does not imply the design or function meets code or requirements of applicable regulations.
    5. Owners are responsible for the maintenance and care of patio cover and the impact of such construction upon the building or structures that are the care of Tanglegrove Townhouse Condominium Association.
  2. Patio cover limitations and required features
    1. Patio covers, framing and roofing, shall not cause damage to adjoining building or fence. Wooden structures without barriers can provide passage for termites to enter the building)
    2. Anchors of columns or posts fastened to patio surfaces shall not crack or diminish the integrity of the patio slab. Columns or posts shall be installed with galvanized, preformed chairs that raise the bottom of the member 1” from the bearing surface.
    3. Installations of columns or posts to soil shall not disturb underground utilities. Installation of this type shall have no detrimental effect on existing construction
    4. Patio covers framing that attaches to building or fence shall not overburden supporting member of building or fence. All attachments on patio covers to building or fence shall be made with galvanized hangers, chairs or seats.  30# asphalt felt shall be placed between preformed galvanized supports and the supporting members of the building or fence.
    5. No patio framing shall be attached to the face of fence or face of building. Support from fence can only be made from the top of the fence.  The owner shall replace the cap board with Hardi plank and paint to match existing color.  Support from building can only be made at the 2×6 nailer at the bottom of the upper floor siding.
    6. Patio cover shall be designed and installed to minimize maintenance and care of building and fence including periods of renovations. During such periods owner may be required to remove patio cover partially or entirely to enable renovation activities.
    7. Patio covers may be made from conventional building materials including, wood, wood products, steel, aluminum, and reinforced plastic. Wood members are limited to treated lumber, cypress, cedar and redwood.  Wood products must also be treated or have pest infestation inhibitive qualities.
    8. Painted members shall be painted to match the building or complimentary color within the TTCA approved color palette.
    9. Manufactures pre-finished members shall closely match building color or approved TTCA color palette.
    10. All debris and waste must be removed from the site. TTCA trash service does not handle construction debris. No paint or cleaning fluids shall be dumped or placed in sewer or storm drains.
    11. Non compliance with specifications carries a fine for each occurrence and continues until mediation or remedy has occurred.

Addendum L
Pool Replaster Specifications

  1. West Swimming Pool and Baby Pool
    1218 Fountainview

    1. Texas Department of Health Main Drain Compliance Specifications
      1. Drain swimming pool.
      2. Drill or jackhammer several weep holes in bottom of pool.
      3. Jackhammer bottom of swimming pool to increase main drain suction from one 8” main drain to two 8” main drains with a minimum distance of 3 feet apart w/Anti-Hair Snare covers to prevent entrapment hazards to comply with TDH Standards.
      4. Retie or weld steel around new main drain.
      5. Cast new main drain manifold and main drain sumps in concrete.
    2. Tile and Bullnose Brick Coping Replacement in Swimming Pool and Baby Pool
      1. Jackhammer and remove old tile and coping.
      2. Float and prep swimming pool beam for tile and coping.
      3. Repair beam as needed.
      4. Install 12” Safety-grip brick coping with colored grout.
      5. Install at the tile line, 6-inch standard frost resistant swimming pool tile with state and city compliance depth and no diving markers. ($5.00 maximum tile allowance per sq. ft.)
    3. Install Ceramic Markers
      1. Saw cut and chip out swimming pool deck areas in order to install new No Diving lettering, no diving Symbols and depth markers.
      2. Install and grout in swimming pool deck, six tiles of ceramic non-skid “No Diving” letters.
      3. Install and grout in swimming pool deck, six tiles of non-skid no diving “Symbols”.
      4. Install and grout in swimming pool deck twenty tiles of ceramic non-skid depth and FT markers to comply with TDH Standards.
    4. Install Grab Rails
      1. Supply one set of Figure 4 stainless steel grab rails to be installed in the deep end of pool.
      2. Jackhammer swimming pool sidewall for one set of new in the wall grab rail steps.
      3. Steps will be set at plaster.
    5. Replaster Swimming Pool and Baby Pool
      1. Prep drained pool for plaster.
      2. Check for any loose or hollow areas in old plaster.
      3. Saw cut and chip at bottom of tile line.
      4. Chip out around all returns, skimmers, main drains and lights.
      5. Acid wash pool.
      6. Neutralize acid wash with a soda ash wash.
      7. Apply bond coat to entire surface of pool.
      8. Install toe tiles on all steps and benches.
      9. Install demarcation tiles at the 5 ft. break separating the shallow end from the deep end, if needed.
      10. Install new rope anchors and main drain grates, if needed.
      11. Replaster pool with white, marble sand plaster.
      12. Fill pool and stabilize water. *
    6. Other:
      1. Terminate main drain in baby pool
      2. Install Deck-O-Seal between brick coping and deck to prevent damage to brick and tile by deck movement.
  2. East Swimming Pool and Baby Pool
    5847 Lynbrook Drive

    1. Texas Department of Health Main Drain Compliance
      1. Drain swimming pool.
      2. Drill or jackhammer several weep holes in bottom of pool.
      3. Jackhammer bottom of swimming pool to increase main drain suction from one 8” main drain to two 8” main drains with a minimum distance of 3 feet apart w/Anti-Hair Snare covers to prevent entrapment hazards to comply with TDH Standards.
      4. Retie or weld steel around new main drain.
      5. Cast new main drain manifold and main drain sumps in concrete.
    2. Tile and Bullnose Brick Coping Replacement in Swimming Pool and Baby Pool
      1. Jackhammer and remove old tile and coping.
      2. Float and prep swimming pool beam for tile and coping.
      3. Repair beam as needed.
      4. Install 12” Safety-grip brick coping with colored grout.
      5. Install at the tile line, 6-inch standard frost resistant swimming pool tile with state and city compliance depth and no diving markers. ($5.00 maximum tile allowance per sq. ft.)
    3. Install Ceramic Markers
      1. Remove existing depth markers and “No Diving” symbols from swimming pool deck.
      2. Install and grout in swimming pool deck, seven tiles of ceramic non-skid “No Diving” letters.
      3. Install and grout in swimming pool deck, seven tiles of non-skid no diving “Symbols”.
      4. Install and grout in swimming pool deck twenty-six tiles of ceramic non-skid depth and FT markers to comply with TDH Standards..
    4. Install Grab Rails
      1. Supply one set of Figure 4 stainless steel grab rails to be installed in the deep end of pool.
      2. Jackhammer swimming pool sidewall for one set of new in the wall grab rail steps.
      3. Steps will be set at plaster.
    5. Replaster Swimming Pool and Baby Pool
      1. Prep drained pool for plaster.
      2. Check for any loose or hollow areas in old plaster.
      3. Saw cut and chip at bottom of tile line.
      4. Chip out around all returns, skimmers, main drains and lights.
      5. Acid wash pool.
      6. Neutralize acid wash with a soda ash wash.
      7. Apply bond coat to entire surface of pool.
      8. Install toe tiles on all steps and benches.
      9. Install demarcation tiles at the 5 ft. break separating the shallow end from the deep end, if needed.
      10. Install new rope anchors and main drain grates, if needed.
      11. Replaster pool with white, marble sand plaster.
      12. Fill pool and stabilize water. *
    6. Other
      1. Install Deck-O-Seal between brick coping and deck to prevent damage to brick and tile by deck movement.

Addendum M
Underground Sewers

  1. GENERAL
    1. This specification describes the materials, installation, and workmanship for the installation of underground sewers and appurtenances.
    2. Materials and procedures shall be as described in this specification. Exceptions to this specification are noted in the drawings and details.
    3. The standards and specifications referenced in this specification shall be the current edition in effect as of the date of this specification.
    4. All earthwork related procedures, including excavation and backfill, shall be carried out in accordance with “General Earthwork”.
    5. All work shall be carried out in a manner which will cause the least interruption to traffic and other plant operations.
  2. MATERIALS
    1. GENERAL
      1. Materials and products shall be new material supplied in accordance with the codes and standards listed in this specification.
    2. HIGH DENSITY POLYETHYLENE PIPE (HDPE)
      1. HDPE pipe and fittings shall be manufactured by one of following:
        • Performance Pipe (A Division of Chevron Phillips Chemical Company LP) DriscoPlex 4100 PE 3408 Piping.
        • HDPE pipe shall be DR-17 unless noted otherwise on drawings.
        • Performance Pipe (A Division of Chevron Phillips Chemical Company LP) YELLOWSTRIPE 8300 PE 3408
        • DR value for YELLOWSTRIPE 8300 shall be as noted on drawings.
    3. REINFORCED CONCRETE PIPE
      1. Reinforced concrete sewer pipe shall meet the ASTM Specification C76-Class III, Wall B, with tongue and groove joints, unless otherwise specified. Top and bottom markings shall be placed in proper position.
      2. Precast concrete manholes and catch basins shall be as shown on the construction drawing.
      3. Pipe joints shall be made up with flexible water tight rubber gaskets in accordance with ASTM C443-65.
      4. Pipe shall be furnished in the longest available lengths.
      5. Lubricants recommended by the pipe or joint manufacturer shall be used.
  3. INSTALLATION
    1. GENERAL
      1. All existing underground pipelines and sewers shall be properly protected and supported during excavation of nearby ground. This applies to any line which is partially or totally exposed or could be damaged by the nearby excavation.
      2. The operation of existing service pipe lines shall not be interrupted without the written consent of the Owner’s Representative. When it is necessary to shut down an existing pipe line, all arrangements including the length of time required shall be made beforehand with the Owner’s Representative.
      3. Barricade all trenches, construction equipment and construction materials and install adequate warning signs and lighting. Maintain all warning devices in working condition for the duration of the work.
      4. All sewer tie-ins must be reviewed with the Owner’s Representative before the tie-in is made.
      5. The type of pipe bedding shall be as detailed on the drawings.
      6. Trench bottoms shall be made to a uniform grade so as to provide the bedding specified. All unstable soil, muck, gravel, concrete, bricks, or other foreign materials found in the bottom of a trench shall be excavated to at least 6″ below the pipe and replaced with the bedding material specified.
      7. All bearing surfaces shall be approved by Owner’s Representative before the placement of pipes or manholes.
      8. Sewer pipe shall be installed to the line and grade as shown on the engineering working drawings. Blocking or wedging the pipe to line or grade with pieces of wood, stone, brick, etc. will not be permitted.
      9. When necessary the sewer pipe shall be anchored to prevent floating.
      10. Upon completion, all pipes shall be cleaned by flushing or mechanical means to remove all foreign material.
      11. Backfill shall not be placed until the installed pipe system has been water tested and inspected and accepted by the Owner’s Representative.
    2. HIGH DENSITY POLYETHYLENE PIPE (HDPE)
      1. All HDPE piping systems that require welding or bonding of joints shall be subject to the conditions and criteria of Chapter VII of the ASME/ANSI B31.3 Chemical Piping Code, latest edition. Contact Owner’s Representative.
      2. Due to the excessive amount of expansion and contraction of polyethylene pipe and fittings on hot days, the first layer of backfill on such days shall be a thin layer leaving the joints at manholes and dissimilar materials exposed. Allowing sufficient time for the pipe to cool, check the exposed joints to insure that the polyethylene pipe has not separated and the joint has maintained its integrity.
      3. Sections of polyethylene pipe shall be joined into continuous lengths on the job site above ground. The joining method shall be the butt fusion method and shall be performed in strict accordance with the pipe manufacturer’s recommendations. The butt fusion equipment used in the joining procedure shall be capable of meeting all conditions set forth by the pipe manufacturer, including, but not limited to; temperature requirements alignment, and pressure.
    3. REINFORCED CONCRETE PIPE
      1. Pipe installation shall be in accordance with the Gasket manufacturer’s instructions.
  4. QUALITY ASSURANCE/QUALITY CONTROL
    1. Underground gravity sewers shall be tested with a ten (10) foot head of water. Maintain test pressure for 15 minutes prior to making inspection. System shall be tight at all points.
    2. At the conclusion of the tests, all water shall be drained from the lines.

Addendum N
Patio Screens and Covers

See also: Patio Screens and Covers (September 2011)
See also: Addendum K

  1. Materials
    1. Materials should not be vulnerable to rot or wind damage and should have an attractive appearance.
    2. Materials should be metal, such as wrought iron rods, or treated and painted wood planks that match the existing fence materials.
    3. Unacceptable materials include untreated wooden lattice work, wire mesh, plastic or fiberglass sheets or panels and other such materials.
  2. Screens
    1. Screens should be attached to fences in such a way that they can be removed with conventional tools in order to repair fences beneath the screens (unless fences are merely extended upward several inches).
    2. The screens should also be installed so as to allow ready access to patios by the fire department (or others) in an emergency.
    3. Although screens on neighboring fences are discouraged, if a unit owner wants a screen or any other structure attached to a fence that he shares with neighboring unit(s), he must get approval from the neighbor(s) before installing the screen and submit written consent to the Board for approval.

Front Elevation

Side Elevation

Top View

Top View Shadow Box

Addendum O
Wood Fence and Gate Repair or Replacement

  1. Description of the work: This section covers wood fence and gate repair and replacement.
  2. Replacement Items:
    1. All deteriorated wood slats are to be replaced.
    2. All deteriorated fence caps are to be replaced.
    3. Re-secure all remaining slat and caps as needed.
    4. Any items that do not have a useful life of two (2) years are to be replaced. Property Manager shall be responsible for determining items in question.
    5. Any repairs required due to damage caused by trees, vines, etc. on patios or courtyards are at Homeowner’s cost.
  3. Materials:
    1. Material is to be replaced with same or like material to match existing design and profile except where noted.
    2. All lumber to be installed should be manufactured treated lumber to prevent rot or pest infestation. Where non-standard treated lumber is required the Contractor shall apply treatment at shop or job site.
    3. Hardi board shall be used to replace fence caps where required and fence rot boards where required.
    4. Where only trim is to be replaced, trim shall be #1 or #2 grade. All trim is to be true and straight.  Trim with imperfections, loose knots, knotholes, excessive amount of knots or trim being warped or twisted will be rejected.
    5. All nails must be hot-dipped galvanized ring shanks with heads a minimum of 1/3” diameter and length sufficient to penetrate 1 ½” into studs or equivalent gun nails.
    6. No removed wood will be reused or reinstalled elsewhere on this property or during the scope of this work.
    7. All wood will be painted. Exterior fences will be painted the same color as unit.  Interior fences, if different from exterior, will be at Homeowner’s expense and Homeowner will supply the paint per specifications stated below. Units with fences facing city streets will be painted same as utility fences (beige.)
  4. Workmanship:
    1. All materials that are to be replaced will be removed from the building and disposed of properly.
    2. All cuts on materials are to be precise and straight. Improperly cut materials will not be accepted.
    3. All mitered cuts are to be made in order to eliminate water entry and penetration.
    4. Fence and gates are to be raised above the ground and concrete at least 2”, if possible. Ground should be 2”- 4” below the foundation line.
    5. All repairs and painting will be done by the Contractor.
    6. Owner may select new colors from approved samples posted in the exterior bulletin board at the TTCA clubhouse.
      1. Material:
        1. Where materials are not specified, it is the Owners intention to use only the highest quality materials. Primer and paints may not be thinned.  Where materials are not specified, it is the Owners intention to use only the highest quality materials.
        2. Primer for wood surfaces will be Sherwin Williams A-100.
        3. Paint
          1. Paint will be Sherwin Williams Super Paint (Premium Acrylic Exterior) satin finish.
          2. A mildewcide additive is to be added to paints by manufacturer’s representative at the manufacture’s recommended rate.
      2. Caulk
        1. Caulk for paint preparation will be a premium 35-year acrylic colored latex siliconized caulk.
        2. Caulking sealant for dissimilar materials and possible source of water entry is to be Mameco 116 or Sonnebounre NP1.
      3. Apply the materials in all instances in strict accordance with the limits set by the manufacturer for its use.
    7. Where a product is not definitely named, it is intended that the best products of the better manufacturers shall be used, and only the highest quality will be approved.
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