Red Oaks Homes

EXTERIOR
1. All exterior colours are architecturally controlled and coordinated.
2. Architecturally designed elevations with stucco, stone, clay brick, stone
accents and other accent details in other materials as per model type
(actual detailing may vary from Artist’s concept and subject to grade conditions).
3. Self-sealing quality shingles (limited lifetime warranty) from Vendor’s
pre-determined colour schemes.
4. Maintenance free aluminum soft, fascia, eavestrough and downspouts.
5. Aluminum exterior railing as per model type and if required due to
grade condition.
6. Windows to be vinyl casement double-glazed low E, colours based on
exterior colour schemes (excluding Lower Level windows).
7. 8’ insulated front entry door, as per elevation.
8. Insulated fat slab man door from house to garage, if grade permits, with safety door closer, as per model type.
9. Garden door(s) with no screen, as per plan where applicable.
10. Sectional roll-up garage door(s) with decorative windows (glazing) as per model.
11. Lower level white vinyl windows as per plans.
12. Two (2) exterior hose bibs (one in garage and one at rear).
13. Exterior coach lamp(s) including light at rear door(s), as per model type.
14. Where grading requires a deck, the Vendor will provide pressure treated decking and aluminum railing.
15. Paved driveway. Vendor will provide base coat, as well as a second coat on driveway apron, the cost of which is included in the Purchase Price. The Purchaser shall pay an amount not to exceed $750 (plus HST) as an adjustment on closing which is non-refundable for the second coat of asphalt. The Vendor will not be responsible for repairing any tire
marks after the second coat. Purchaser acknowledges and agrees that the
second coat may not be completed for up to, but no later than, thirty (30) months after Closing Date.
16. Fully sodded lot, except paved areas. (Common side yard 6’ or less may be fnished with granular material).
17. Concrete precast slab walkways at front and at rear patio as determined by the Vendor having a regard to site conditions, as per plan.
18. Priority and corner lots have special treatments in accordance with
architectural control provisions and Purchaser accepts the same.

CONSTRUCTION
1. Poured concrete Lower Level walls to be approximately 8’ 6” in height.
2. Main Level ceiling height to be 10’.
3. Upper Level ceiling height to be 9’.
4. Basement level ceiling height to be 8’6.
5. Concrete Lower Level foor with drain.
6. Garage walls to be drywalled and gas proofed.
7. Garage foor and driveway sloped for drainage.
8. Cold cellar in Lower Level with insulated metal door.
9. Tongue and groove sub-fooring on Main and Upper Level.
10. Engineered foor joists for Main and Upper Level foor assemblies.

HEATING AND INSULATION
1. Forced air high-efciency gas heating system vented to exterior.
2. Hot water tank is a gas rental unit vented to exterior.
3. Heating system accommodates future central air-conditioning system.
4. Thermostat centrally located, supplied and installed.
5. Insulation and attic ceiling insulation as per OBC.
6. Spray foam insulation in garage ceilings and box outs where applicable.
7. Lower level walls insulated as per OBC.
8. Heat Recovery Ventilator (HRV) supplied and installed.
9. Gas freplace and mantle as per plan.
10. Stove exhaust rough in to be 6” in diameter, as per plan.

INTERIOR TRIM
1. Main Level door heights and arches to be 8’, as per plan.
2. Upper Level door heights and arches to be 7’, as per plan.
3. Lower Level door heights and arches to be 6’8”, where applicable.
4. All drywall applied with screws using a minimum number of nails.
5. Interior baseboards to be 5 1⁄4”.
6. Interior casing to be 3” with backbend.
7. All interior doors in fnished areas to have Satin Nickel fnish levers.
8. Exterior Satin Nickel grip set with deadbolt on main entry door, as per plan.
9. Smooth panel “Carrara” interior doors throughout fnished areas, excluding sliding closet doors and cold cellar doors if applicable, as per model type.

STAIRS AND RAILING
1. Natural red oak stairs from Main Level to Upper Level and Main Level to Lower Level, as per model type.
2. Natural red oak interior handrail with natural oak pickets throughout.

FLOORING
1. 12” x 12” ceramic tiles in foyer, kitchen, laundry, mudroom and all washrooms, as per Vendor’s standard samples.
2. Prefnished 3 1/4” natural oak hardwood foor on Main Level throughout, except tiled areas, as per Vendors standard sample.
3. 8mm laminate from Vendor’s standard samples in Upper Level and Lower Level fnished area, except tiled areas, as per Vendor’s standard samples.

KITCHEN
1. Purchaser’s choice of cabinets from Vendor’s standard selections.
2. Extended upper cabinets 41” in height, as per plans.
3. Dishwasher space provided with rough-in wiring and drains, as per plan (no cabinet or appliance supplied).
4. Purchaser’s choice of granite countertop from Vendor’s standard samples.
5. Undermount double bowl stainless steel sink with single lever faucet.
6. White kitchen exhaust fan supplied and installed.

BATHS
1. Purchaser’s choice of cabinets and laminate counter for all washroom(s), from Vendor’s standard samples as per plan.
2. Single lever chrome faucets with pop-up drains in all washroom(s), as per plan.
3. Chrome three-piece Roman tub faucet in all Primary ensuite soaker tubs.
4. 8” x 16” ceramic wall tile for tub/shower enclosure(s) and separate shower stalls, from Vendor’s standard selection.
5. Primary ensuite shower stall foors to have 2” x 2” tile, selected by Vendor, acrylic shower bases in all other showers, as per plan.
6. Freestanding tub in Primary ensuite, as per Vendors standard sample.
7. Bevelled edge mirror(s) in all washroom(s) and powder room as per plan.
8. 10mm frameless clear glass shower enclosure with chrome knob and hinges in primary ensuite only, as per model type.

PAINTING
1. Interior - quality latex paint, fnished areas from Vendor’s standard selections.
2. Interior trim and doors to be painted one colour, birch white.
3. Stipple ceiling throughout save and except the kitchen and bathrooms which will have smooth ceilings.

LAUNDRY
1. Electrical for future washer and dryer, location as per plan.
2. Dryer vent to exterior for future dryer, location as per plan.
3. Laundry area with tub and connections for water and drain for washing machine, as per plan.
4. Upper Level laundry locations only, complete with curb and foor drain,
as per plans.

ELECTRICAL
1. All wiring in accordance with Ontario Hydro standards.
2. 200 Amp service with circuit breaker panel to utility authority standards.
3. One electrical outlet under electrical panel if located in unfnished area.
4. One electrical outlet in garage for each parking space. One ceiling outlet in garage for each garage door opener.
5. Weatherproof GFI exterior electrical outlet located at the front porch and at the rear with interior switch.
6. Decora switches and plugs throughout, white colour.
7. Switch controlled receptacle in living room.
8. Ceiling mounted light fxtures where applicable.
9. Split receptacle(s) at counter level for future small appliance(s).
10. Electrical outlet(s) in all bathrooms and powder room include ground
fault interrupter.
11. Water resistant light fxtures in all shower stalls.
12. Smoke detectors equipped with strobe lights installed as per Ontario
Building Code.
13. Carbon monoxide detector as per Ontario Building Code.
14. Pre-wire for cable T.V. outlet in family room and Primary bedroom as per model.
15. Pre-wire telephone outlet in kitchen and Primary bedroom as per model.
16. Pre-wire smart cable wire in family room, as per model type.
17. Rough-in alarm system on Main Level.
18. Purchaser to pay as an adjustment on closing a fee in the amount of $1000 (plus HST) for hydro installation and connection.

ADDITIONAL FEATURES
1. Duct Cleaning to be done by Vendor prior to closing (heat runs only).
2. Rough-in 3-piece washroom in Lower Level, locations as per plan.
3. Rough-in central vacuum with pipes collected in garage.