CONCRETE (Sulphate resistant footing & foundation concrete used where applicable)

Footing: Type SR concrete as per engineering.
Foundation Wall: Type GU concrete, 8” thick as per engineering.
Basement Floor: 3? thick, Type GU concrete over 6 ml poly and a compacted sand or gravel base. The basement floor is a steel trowel finish.
Damp Proofing: Asphalt emulsion applied to the below grade portion of the exterior foundation walls and tabbing of form ties on exterior only.
Weeping Tile: Continuous perforated flexible plastic weeping tile installed at the base of footings, covered with 6? of crushed rock and connected to interior sump pit c/w pump.
Concrete for Rear Park Pad (if applicable and sized as per plan): 4? poured concrete slab Duramix concrete over compacted sand base with reinforcement at 24” O.C. and will include poured concrete apron.
Front Sidewalk: Poured concrete, width of the front step tapering to 36” – 48” wide (as per plan). 4? thick, Duramix concrete over support (as per plan) and compacted sand base with reinforcement at 24” O.C. and broom finished.
Concrete Apron (if applicable): 4�� thick, Duramix concrete, over compacted sand base with reinforcement at 24” O.C. The apron will be broom finished & have appropriate control joints and will be sized as per plan.
Garage Floor on Attached Garages: 4” poured concrete slab Duramix concrete over compacted over compacted sand base with reinforcement at 24” O.C.
Driveway: All driveways are poured concrete spanning the width of the garage and up to 27’ in length (Additional length due to architectural setbacks will be the responsibility of the customer). The driveway is 4” thick, Duramix concrete, over compacted sand base with reinforcement at 24” O.C. The driveway will be broom finished and have appropriate control joints.
Precast Front Steps (if applicable): Include a maximum of 3 risers. Homes with more than 3 risers, or steep grades next to steps less than 3 risers, may be subject to additional charges for railings and steps due to building code requirements.
Concrete Sealant: One coat of concrete sealant applied to driveway (Attached Garage only), garage pad and apron (Detached Garage only).

FRAMING

Exterior House Walls: 2×6 Spruce Studs spaced in accordance with the current construction code. 9’ ceilings on main floor.
House Wall Sheathing: 3/8 OSB sheathing/fire retardant gypsum or as required by code.
Exterior Garage Walls (RSL, DUP & TH): 2×6 Spruce Studs spaced in accordance with the current construction code.
House & Garage Wall Sheathing: 3/8 OSB sheathing/fire retardant gypsum or as required by code.
Roof Sheathing: 3/8? OSB sheathing; comes with H-Clips.
Interior Walls: 2×4 Spruce Studs spaced in accordance with the current construction code. Kitchen cabinet area walls will include additional blocking for cabinetry install.
Floor Joists: Engineered Floor System with 23/32? T&G OSB subfloor. Subfloors are glued and screwed.
Interior Frost Walls: Studs spaced in accordance with the current construction code, full height of the concrete foundation wall. Installed on exterior walls only.

EXTERIOR FINISH

Roofing: Limited lifetime warranty fiberglass laminate shingle installed above protective roofing underlayment.
Vinyl Siding: Vinyl siding in supplier standard colors. Upgraded/darker colors are an additional cost.
Exterior Corners: Vinyl or Aluminum corners or 6” aluminum as per plan.
Exterior Manufactured Stone/Brick: As per plan.
Eavestrough: 5” prefinished aluminum and aluminum downspouts.
Fascia: Prefinished aluminum.
Soffit: Prefinished aluminum. Architectural enhancements as per plan are an exterior rated, painted accent. Low Maintenance Exteriors.
RWL: Required as per site conditions.

WINDOWS & DOORS

House Windows: White PVC, venting windows are sliders or casement (as per plan). Screens on all vented windows.
Window Glazing: Dual pane, Low-E glass c/w 1- Argon gas filled and SunStop protective coating.
Front & Rear Door: Fiberglass insulated door with deadbolts. Exterior door slabs painted with 2 coats of paint, interior of door painted to match interior trim color. Door viewer for the front door if applicable.
Sliding Patio Door (if applicable): White PVC on tandem rollers, Low-E glass with cavity filled with Argon gas and SunStop protective coating.
Muntin Bars: Style and location as specified on plans.
Basement Windows: As per plan.
Garage Overhead Door (RSL, DUP, TH): Insulated raised panel 16’x7’ door on double attached garages, 9’x7’ on single garages.
Garage Door Opener (RSL, DUP, TH): 1 ½ HP chain drive garage door opener with two controls and a keyless entry pad.

PLUMBING SYSTEM

Kitchen Sink: Undermount, Stainless, Double Bowl Sink.
Kitchen Faucet: Chrome single lever faucet with pull down sprayer and shut off valves.
Bathroom Sinks: Undermount white china basin.
Bathroom Sink Faucets: Chrome single lever faucet with shut off valves.
Main Bathtubs: One-piece gelcoat fiberglass tub/shower and/or shower in white (as per plan).
Water Closet: White china bowl, low flush toilet with shut off valve.
Shower Faucet: Chrome with pressure balancing valve and matching showerhead.
Pedestal Sink (if applicable): Pedestal Sink in white as per plan c/w shut off valves.
Hot Water Tank: Standard 80-gallon, electric hot water tank.
Water Lines: PEX water lines or equal, with a LOGIC system throughout. Waterline plumbed to fridge location.
Laundry: One set of hot and cold laundry taps with washer drain and floor drain (as per plan).
Lawn Service: One Frost Free outlet installed.
Basement: Rough–in for future bathroom. Located as per plan.
Registers: PVC, white color.

HEATING & VENTILATION

Furnace: 96% single stage High Efficiency gas fired furnace.
Power Vacuuming: All furnace ducting will be power vacuumed prior to possession.
Thermostat: Programmable setback thermostat.
Over the Range (OTR) Microwave Venting: Stainless Steel. Direct vent to exterior.
Ventilation: Heat recovery ventilation (HRV) system, c/w control switches in each bathroom.

ELECTRICAL SYSTEMS

Electrical Service: 100-amp service, with 40/80 circuit breaker panel and wiring throughout.
Standard Plugs: Complete with arc fault protection, as per electrical code.
Switches & Plugs: Decora style in white. Kitchen & bathroom plugs will be GFCI (Ground Fault Circuit Interrupter) protected as per electrical code. Outlets arc fault protected as per electrical code.
Exterior Wall Plugs: 2 exterior weatherproof GFI receptacles as per plan.
Attached Garage (RSL, DUP, TH): 2 wall mounted duplex receptacles and 2 switched keyless lights in ceiling.
Rear Park Pad (RPL Only): One weatherproof outlet mounted on 4”x4” pressure treated post.
Basement: 3-way switch installed to the light at bottom of the stairwell. One light switch installed on remaining basement lights, located as per plan.
Light Fixtures: Light fixture package w/LED bulbs.
Smoke & Carbon Monoxide Detectors: Hardwired and inter-connected. Located as per plan.
Telephone & Cable Outlets: CAT5E telephone outlet and RG6 cable outlets are home run to electrical panel. Located as per plan.

INSULATION & DRYWALL

Exterior House Walls: R20 fiberglass friction fit batt insulation.
Foam Sealant: Low expanding foam sealant around all window and door openings.
Basement Insulation: Full height R20 fiberglass batt insulation.
Attic Insulation: R40 loose fill blown cellulose or equal material.
Vapor Barrier/Caulking: 6-mil poly on outside walls and on ceiling.
Attic Hatch or Access: Insulated hatch located as per plan.
Cantilever Insulation (as per plan): Polyurethane spray foam.
Walls: ½” standard drywall on all developed house walls taped and sanded with a 3-coat application.
Corners: 90-degree square corner application.
Ceilings: ½” High Density CD board on insulated ceilings only, standard ½” drywall on all non-insulated ceilings. Splatter textured ceilings throughout the home.
Attached Garage (RSL, DUP, TH): R20 fiberglass friction fit batt insulation in exterior walls, R34 in attic areas and Polyurethane spray foam under developed areas. Garage walls covered with ½” drywall over 6 ml poly, 1 coat of tape, no sanding. ½” High Density CD board used on attic/ceiling as per plan.
Rim Boards: OSB rim board with Polyurethane spray foam. Continuous R20 rating.

CABINETS/COUNTERTOPS

Cabinets/Vanities: Soft-Close Thermofoil. 36” high kitchen upper cabinets.
Countertops: ¾” quartz countertops throughout home.

FLOORING/TILE

Carpet: Polyester blend, area as per plan.
Underlay: Foam underlay throughout.
Luxury Vinyl Plank: Builder standard luxury vinyl plank with attached pad throughout main floor bathrooms and laundry.
Tile: Full height tile backsplash to underside of upper cabinets in kitchen. 1 row of tile around tub/shower to ceiling.

CLOSET SHELVING

Wire Shelving: Factory finished pewter wire mesh. Hanging shelving to be free slide. Located as per plan.
Pantry: Four rows of tight-mesh wire shelves.
Linen Closet (as per plan): Four rows of tight-mesh wire shelves.
All Other Closets: One row of tight-mesh wire shelving.

INTERIOR FINISHES

Bathroom Hardware: Chrome towel bar and one paper holder installed in each bathroom. Shower rod installed in all applicable tub/shower locations.
Front Entry Exterior Door Locks: Satin chrome lockset with 26D deadbolt.
Interior Door Hardware: Satin chrome levers throughout the home. Privacy locksets will be installed on all bathroom and primary bedroom doors. Passage levers will be installed on all other opening doors.
Passage Doors: Paint Grade hollow core door.
Closet Doors: Paint Grade door style to match profile of passage doors.
Door & Window Casings: Painted 3” MDF.
Baseboards: Painted 4” MDF.
Stub Walls: Paint grade MDF cap w/ 1 ¼” MDF crown molding installed to underside of cap as per detail.

MIRRORS

Bathroom Mirrors: Standard height of 42? and full width of countertop, unless indicated otherwise.
Pedestal Sink Mirrors (if applicable): 24”x 36” rectangular mirror with pencil ground edge over pedestal sink.

PAINT

Interior Paint: 1 coat of primer and 2 finish coats of VOC free 100% acrylic eggshell on all wall areas. (Color as per Color Board)
Interior Trims: All interior paint grade finishes are sprayed with semi-gloss paint. This finish applies to doors, window and door casings, baseboards, and stub wall capping.

GENERAL CONDITIONS

ARCHITECTURAL CONTROLS: The land developers designated agency has the final authority to approve a plan for construction on any lot. Changes required to meet these architectural controls will be subject to an additional charge.
SPECIFICATIONS: These specifications take precedence over the master plans/brochures. Addendums and/or Changes Orders signed by both Sterling Homes and the purchaser will take precedence over the specifications. If any problems arise with the supply of products listed in these specifications, Sterling Homes reserves the sole right to substitute for equal or greater materials or products.
CODE: All construction will meet or exceed the current Alberta Residential Building Code Standards; including fire code requirements where applicable. In cases where the specifications do not comply with an applicable code requirement, the code will take precedence. Due to on site conditions and procedures, plan dimensions can vary within reasonable limits while still exceeding building code requirements for residential construction. If a Community does not meet the 10 minute fire response time, any changes above our Specification, in order to meet Fire Code requirements, will be at the purchaser’s expense (i.e.: windows, interior/exterior fire rated drywall and/or sprinkler systems).
LOT & GRADING: The building lot shall be rough graded only to conform to the approved Plot Plan and within allowable tolerances. After the possession date, the builder is NOT RESPONSIBLE for any retaining walls, yard leveling or damage to walks, driveways or patios due to soil settlement or changes in grades. From and after the date of possession, the builder is NOT RESPONSIBLE for the care, maintenance or replacement of any lawn or trees if provided. Retaining walls, piles or rainwater leaders if required are at the expense of the purchaser.
LANDSCAPING: Landscaping not included unless otherwise specified in your contract. Landscaping for front and back yard is included on all Townhomes.
APPLIANCE ROUGH OPENINGS: Please be aware of the following standard rough openings for your appliances: Fridge: 37”. Dishwasher: 24”. Range: 30”. If you are not selecting an Appliance Package from Sterling Homes, it is your responsibility to ensure the appliances you choose fit these rough openings.
GST REBATES: GST on the home will be re-calculated on closing to reflect any changes to the total purchase price of the home and lot. The GST rebates are calculated in accordance with federal taxation laws. CLOSING COSTS: Property taxes and insurance are included up to the date of possession. Interest on mortgage advances during construction and inspection fees are included when the purchase is being financed by a draw mortgage. Appraisal fees are NOT included.

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