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Answers to questions asked by bidding contractors. All bidders see the same information.
Q:Are any floors intended to receive electric floor heating systems, or should standard crack isolation membrane be assumed?
A:1½" gypcrete with hydraulic heating is specified on ¾" plywood on floor joists (Plan Set, p. 15–16, Key Note 33). This is a hydronic radiant heating system, not electric floor heating. Standard crack isolation membrane should be assumed for tile installation over the gypcrete.
Q:What tile information is available to narrow the bid, and should the estimate include niches, shelves, or benches?
A:Owner will provide all tile material. Please bid out labor and additional install material (mortar, grout, schluter system, etc.) for tile.
Q:Are material selections provided for tile, and if not, what allowance should be included?
A:Owner will provide all tile material. Please include labor and additional install materials in your bids.
Q:Can you clarify the tile scope discrepancy between the finish schedule and floor plan for Room 303, and are there tile finishes for the powder bathroom?
A:Room 303 is the pantry, not the master bathroom—the finish schedule is mislabeled. Tile finish materials will be provided by the owner and are not specified in the provided documents.
Q:Can the tile bid be submitted as labor and rough materials estimate only?
A:Yes. The tile materials will be provided by the owner so please submit your bid with labor and rough install materials.
Q:What is the scope for shower floor tiling, including curbless design requirements and responsibility for pre-slope installation?
A:Shower floors are to receive tile. The plans call for tubs and showers with tiled walls to have a polystyrene foam system (Wedi or equal), and a project note confirms shower floors are tile. However, the plans do not specify whether the showers are curbless or curbed, nor do they indicate who is responsible for pre-slope installation.
Q:What type of window coverings are specified—motorized or non-motorized?
A:Motorized. Break bid out for rough-in, and actual blinds cost.
Q:Are window film requirements specified for this or future projects?
A:Not that we are aware of for this project. We do have 5 homes in the Skyridge development that will need tinted garage door windows so we would love to get pricing on that.
Q:Does the bid scope include materials, labor, or both?
A:Owner will provide framing lumber and trusses. Please include nails, lift, and labor in your pricing.
Q:Are specific appliances selected, or should the contractor provide specifications?
A:Appliances will be subzero / wolf. Will upload to the project portal the typical model numbers being used. We will not be using all of these appliances in this build.
Q:Please confirm the specific items included in the bid scope, such as window packages and showers.
A:Window packages are owner-direct purchase. Showers are contractor-furnished — all shower doors and glass shower enclosures must be tempered glass per IRC Section R308.3 and R308.4 (Sheet A5.1, Door Note 3)
Q:Are bids being accepted for cabinets only, and what are the style and specification requirements?
A:Cabinet only bids are being accepted. Where we have upper cabinets, please spec for 10 foot tall cabinetry. Style for bid - We are not sure on the species of wood yet, can you please give a price for either all walnut or all white oak plain sliced. All flat slab doors Hardware bid placeholder allowance with top knobs Stain to be decided before start of cabinetry
Q:What are the flooring specifications including material, color, and location details?
A:Owner will provide flooring materials.
Q:What are the specifications for case, baseboard, window casing, trim wood species, door slabs, and staircase design?
A:Baseboard - 6" MDF flat Case - 3.5" MDF flat Window casing - will be drywall returns Doors - will be white oak pre hung ordered by owner Staircase - tbd. Might be mono stringer will 4" floating white oak steps (will want provided, finished and installed by sub). If we do not do a mono stringer, it will be wood framed and finished with engineered hardwood and bull nose provided by owner.
Q:What are the countertop specifications including material, color, thickness, edge type, sinks, and backsplash?
A:Please include pricing breakdown as follows. Give an allowance for slabs. - Quartzite - 2cm - 3 inch mitre - sinks as undermount - one powder bath as integrated sink with 15 inch apron / mitre - backsplashes as 9 inch in the bathrooms - kitchen and pantry spec backsplashes as top of cabinet to bottom of uppers. TBD
Q:Where are the handrail and guard railing details, as referenced detail page appears to be missing?
A:Plan Set file has been updated and now includes sheets A4.1 and A4.2, resolving the missing page issue. The handrail and guard railing details are shown on page 16 (Detail 6/A4.1) of the Plan Set.
Q:What are the electrical requirements for heated patio and driveway elements, and is temporary power or demolition included in the electrical scope?
A:The heated patio and driveway require system vendor specifications for electrical requirements. Demolition and temporary power are not included in the electrical scope — the existing garage is to remain, and the plans do not call for electrical demolition or temporary power provisions.
Q:Who is responsible for providing the lighting package and fixtures, and what are the specific design and allowance expectations for lighting throughout the project?
A:The owner will provide decorative fixtures; the contractor is responsible for recessed lighting. The plans show recessed downlights, wall sconces, and surface-mounted fixtures throughout, but do not specify fixture models, allowances, or detailed design requirements beyond the symbol legend.
Q:What are the specified garage door details, including color, design, window options, and required headroom?
A:The garage door is specified as an 8'-0" x 8'-0" overhead door with steel/glass construction, steel frame, and automatic door opener. It must be Low-E tempered glass with no more than 30% glass per code (Sheet A5.1). Available headroom is approximately 1'-1".
Q:Please clarify the design for the front entrance area, specifically regarding a flat roof or a balcony with railing, due to discrepancies between plans and renderings.
A:The front entrance area is designed as a flat roof, not a balcony with railing. This has been confirmed by the project team. The main level plan (Sheet A1.3) shows 'Flat Roof' labeled in that location, and key note 21 on the high roof plan.
Q:What are the specified gutter type (e.g., K-style, half-round) and color?
A:Please provide bids for both styles. Color is TBD
Q:What are the specified roofing materials for pitched and low-slope sections?
A:Pitched roof sections use architectural grade 40-year asphalt shingles on ice & water membrane on 5/8" exterior sheathing (Sheet A1.4, keynote 2). Low-slope sections (0.5/12 pitch) use Class A non-reflective standing seam metal roof on ice & water membrane on 5/8" exterior plywood (Sheet A1.4, keynote 1). Both roof materials must comply with the Wildland-Urban Interface Code.
Q:What is the required extent of ice and water shield application on shingled roof portions?
A:Ice and water shield is required over the entire shingled roof portion (Sheet A1.4, key note 2). The plans specify "ARCHITECTURAL GRADE 40 YEAR ASPHALT SHINGLE. ON ICE & WATER MEMBRANE ON 5/8" EXT. SHEATHING ON ROOF JOIST." Additionally, Sheet A4.2 details show ice and water shield extending 24" up side walls at dormers and rake walls, and 36" up roof from each side of valleys.
Q:What are the specifications and plans for the air conditioning system?
A:This is TBD. We will add the specs and send an update once they've been added to the plans.
Q:What are the specified materials for fascia and board and batten siding, including options for cedar or hardboard?
A:Fascia is cedar (Answer · Fascia material: cedar or other?). Board and batten siding is specified on the plans (Sheet A3.1, keynote 13) but the material is not called out—only 'paint/stained opaque finish' on Tyvek and sheathing. The project team has not yet specified cedar vs. hardboard for the board and batten.