Iris Drive at Karner Estates

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Construction Specifications for "Iris Drive"

General Information * Saratoga Schools * City water, cable TV, and private septic systems * Pre-closing orientation * 1 year service review * 10 year home warranty * Energy Star Certified Home	Foundation * 9' Basement Walls * Poured concrete footings and walls * Insulated walls (FSK R-11) per code * Exterior of wall - asphalt coated below grade * Insulated windows * Backfill and graded 20'-30' perimeter of foundation
Framing * 9' ceilings on 1st floor w/various ceiling heights, styles, & vaults as per plans * 2"x8" Pressure treated sills w/sill seal * 3/4" Tongue & Groove sub-flooring * 2"x6" exterior walls * 2"x4" interior walls * 7/16" sheathing on exterior walls	Roof * Engineered roof system * 1/2" sheathing on roof * Ice and water barrier with 15 lb. felt paper * 255 lb./30 yr. architectural style roof shingles (choice of colors from samples)
Energy Package * Double-hung Insulated Low-E tilt-in windows with grills & screens * Insulated basement walls (FSK R-11) per code * 6" insulation in exterior walls (R-19) * Energy efficient air infiltration barrier on exterior heated walls * 12" insulation in roof areas (R-38) (R-30 in vaulted areas as per plans) * Energy efficient roof ventilation system (continuous soffit and ridge vent)	Mechanicals & Electrical * Underground utilities * 200 Amp electrical service * Pre-Wired for Security System * Interior & Exterior Lighting fixtures by an allowance of 1% of contract base price * Smoke detectors & carbon monoxide detectors as per code * 90+ high efficiency gas furnace with central air, humidifier and programmable thermostat * Energy saver 75 gal. gas hot water tank * Washer and dryer hook-ups * Central vacuum system with accessories, vac-pan and car care kit. * 4 Port Structured Wiring for Cable & Telephone * Radio RA Lighting Systems

Exterior
* Maintenance free vinyl siding & trim (choice of colors from samples)
* Two exterior frost free water faucets
* Two exterior electrical outlets (GFCI)
* Pressure treated wood sundeck on rear of home (up to 120 sq.ft.) or 120 sq. ft. of stamped concrete patio.
* Porches, front steps and/or landing as per plans
* Blacktop driveway with crushed stone base.
* Stamped concrete sidewalk (driveway to front entrance)
* Landscape package with hydro seed (up to 10,000 sq. ft.) includes irrigation

Doors and Windows
* Raised panel prefinished insulated garage overhead door(s) w/windows, trim, and opener(s)
* Metal insulated front door (choice of color from sample paint chart)
* Metal garage personnel door w/window
* Double-hung Insulated Low-E tilt-in windows with grills and screens
* Window shutters and mantels as per blueprints
* 200 sq. ft. of cultured stone.

Interior
* Six panel interior doors (painted semi-gloss white) with bright brass doorknobs
* Colonial base, door & window case moldings (painted semi-gloss white)
* Crown molding in one room
* Chair rail in dining room
* Ceilings and walls painted off-white Sherman Williams
* Main staircase - oak treads, newel posts & railings (stained), with painted white balusters,
       stringers and risers
* Vented closet shelving
* One 36" zero clearance direct vent gas burning fireplace, flush marble hearth & marble
       surround with poplar wood mantle painted white (choice of marble color & mantle
       style from builder's standards)
* Finished flooring by an allowance of 5% of contract base price
* Garage interior trimmed and painted

Kitchens & Baths
* Kitchen cabinets, bath vanities and all countertops by an allowance of 4% of contract
       base price
* Appliances by an allowance of $2500
* Waterline for icemaker
* Plumbing fixtures by an allowance of 2-1/2% of contract base price
* Wall mounted mirrors over bath sinks

4265 Route 50
Saratoga Springs, NY 12866

Phone: (518) 226-0605
Fax: (518) 226-0259
All Prices are subject to change without notice
Copyright 2007