This document sets out the Phase 1 scope of work for the interior remodel of 4000 Chamisa Dr, Austin, Texas 78730, a two-level residence built in 1993: the work to be performed, the materials and finishes, the demolition drawings, the items still open, and the line items to be priced. Phase 1 comprises all work except the kitchen build-out and is to be complete by November 30, 2026. The kitchen build-out is Phase 2 and will be quoted separately. Bids may be submitted in the bidder's standard format, subject to the bid requirements below.
?change is added to the address.Video of each room in its current condition, recorded 4 September 2026, showing ceilings, recessed lighting, trim, doors and flooring. Select a room to filter the clips; each clip opens in a larger player, muted by default, with a full-screen control below the picture. The front office is not yet included and will be added shortly.
Bids may be submitted in the bidder's standard format and shall meet the following requirements.
A bid form listing every line item in this document is provided as an Excel workbook, bid-form.xlsx, and as CSV. Completing the form is preferred. A bid in the bidder's own format is accepted if it carries the reference numbers.
Phase 1, comprising all work in this document, is to be complete by November 30, 2026. The earliest available start is preferred. State the proposed start date, the duration, and the intended sequence of trades (for example, wall finishing before flooring, flooring before base and doors). The replacement windows (Item 13) are owner-procured. State the date by which they must be on site to hold the completion date, and whether the wall work waits for them (questions 13.1 and 13.2). If they cannot be on site by that date, the windows are deferred to the exterior project and the completion date stands.
The kitchen is demolished in Phase 1 and remains demolished for the duration of Phase 1. The kitchen build-out cannot be completed within the Phase 1 schedule. The kitchen is therefore demolished, capped and made safe, and the remainder of the house is completed with the kitchen removed. The build-out is Phase 2, quoted separately on its own schedule (see the appendix).
A full interior finish renovation of both floors of a 1993 two-level house, together with the specific items listed below. In summary:
State trade pricing and freight. Confirm every selection with the owners before ordering. Items marked owner-provided are installed by the contractor. All paint is zero-VOC (water-based) or low-VOC (oil-based); name the product lines priced, and apply the same preference to primers and, where practical, the flooring adhesive.
| Key | Item | Specification | Status |
|---|---|---|---|
| FL-01 | Wood flooring, first floor and stair treads | Opus Signature Series engineered hardwood, 5/8" × 9½" plank. Glue-down direct to slab with premium urethane wide-plank adhesive. Available through Landers Premier Flooring (Austin); may be sourced elsewhere at equal or better price. | Color to confirm |
| FL-02 | Carpet, second floor | Karastan, Tower View, color Atrium. Pad: specify the product priced. | Product to confirm |
| ST-01 | Stair handrail and newel posts | Solid wood of the flooring species, stained and finished to match FL-01. Fabricator per contractor. | TBD design |
| ST-02 | Stair balusters | Metal, black finish. | TBD profile |
| ST-03 | Stair risers | Paint grade, Benjamin Moore White Dove OC-17. | |
| TR-01 | Baseboards throughout | 6" tall, paint grade, routed top edge. | |
| TR-02 | Casings at doors and cased openings | 4" × 1" flat stock, paint grade. Same profile everywhere. Windows: drywall returns on all four sides, no casing, stool or apron. | |
| TR-03 | Crown molding | Keep and repair, or remove; see Item 4.1. If kept, entry crown replaced to match. | TBD on cost |
| DR-01 | Interior doors | Flat panel, paint grade, with ½" applied moulding set 6" in from the door edge, mitered corners. 14, per Item 4. | |
| DR-02 | Door hardware | Brass lever; two styles under consideration (rectangular or square rose). Owner-provided. | TBD style |
| PT-01 | Walls | Benjamin Moore White Dove OC-17, washable matte/flat, all walls; satin in bathrooms, closets and laundry. | |
| PT-02 | Ceilings | Benjamin Moore White Dove OC-17, flat. | |
| PT-03 | Doors, trim, baseboards, casings | Sherwin-Williams Shoji White SW 7042, semi-gloss. | |
| EL-01 | Recessed lighting | LED, 2700K, 6" round, white trim, replacing the existing 6" cans in place. Four new locations in the front office (Phase 1), possibly more; the kitchen is Phase 2. | TBD added locations |
| EL-02 | Switches, dimmers, receptacles, plates | Paddle style, Lutron or equal, assumed for bidding. | TBD selection |
| EL-03 | Decorative fixtures, Phase 1 | Entry pendant, dining pendant, living room ceiling fixture (replaces the fan). Owner-provided. | TBD selection |
| FP-01 | Fireplace surround | Floor to ceiling, per the reference photo in Item 6. $8,000 allowance. Details to follow. | TBD details |
| PB-01 | Free-standing tub and filler | Owner-provided, $5,000 allowance. | TBD |
| WN-01 | Windows | Full-frame replacement units with nailing fins, black frames, set for the later stucco exterior; arched openings converted to rectangular at the spring line. Product to be selected and procured by the owners; carried at $2,500 per window ($2,000 to $3,000) until then. | TBD product |
| DR-03 | Front entry system: door, sidelights and transom | Owner-selected. Whether it is replaced is not decided (Item 13). | TBD |
| DR-04 | Living room sliding glass door | Owner-selected. Whether it is replaced, and its size, are not decided (Item 13). | TBD |
Four sheets: first and second floor demo plans, each with a dimensioned version and a noted version. Click a sheet to view it at full size, or download the PDF. Notes on the sheets marked N/A are not part of this project. The wall finish level is per Item 5, not the note on the sheets.
Carry these as separate lines. Dumpsters at actual cost, per pull.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| A.1 | Site protection: floors, stairs and surfaces to remain, dust partitions, HVAC register protection, both levels | LS | Base | |
| A.2 | Temporary facilities: portable toilet, temporary power and water as needed | LS | Base | |
| A.3 | Debris haul-off / dumpsters | per pull | Unit price | State container size and the expected number of pulls. Billed at actual cost. |
| A.4 | Weekly clean and final clean | LS | Base | |
| A.5 | Supervision, project management, and overhead/fee | LS or % | Base | State how the fee or markup is applied (to which lines, and whether to allowances and owner-supplied items). |
Opus Signature Series engineered hardwood, 5/8" × 9½" plank, on the whole first floor except the laundry, kitchen included, and on the stair treads. The existing hardwood and its plywood underlayment come out down to the slab; the slab is cleaned, patched and moisture-tested; the new floor is glued direct with a premium urethane wide-plank adhesive, which is how the flooring store recommends installing this product. The finished floor ends up lower by the plywood thickness, so the exterior door thresholds, the laundry transition and the bottom stair riser are priced separately (lines 1.6 and 9.3).
Upstairs: Karastan Tower View carpet, color Atrium, in the bedrooms, closets and hallway. Colors and products are confirmed against samples before ordering. Flooring may be contracted directly with the flooring supplier; price it as a separate group so that it can be removed without affecting the remainder of the bid.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 1.1 | Demo existing hardwood and plywood underlayment down to the slab, first floor, including haul | SF | Base | All first-floor wood rooms per Drawing 2 plus the downstairs bathroom. Kitchen included (Item 7). Laundry excluded. |
| 1.2 | Demo existing carpet and pad, second floor, including haul | SF | Base | Rooms per Drawing 4. |
| 1.3 | Slab prep: scrape and clean, patch and level (cement patch), moisture test | SF | Base | State the patch product and the quantity assumed; additional patching may be required once the slab is exposed. |
| 1.4 | Engineered hardwood material: Opus Signature Series, 5/8" × 9½" plank | SF | Base | State waste factor, trade price and freight separately. Color to be confirmed before order. |
| 1.5 | Hardwood install, glue-down direct to slab, including premium urethane wide-plank adhesive | SF | Base | Whole first floor including the kitchen; not the laundry. |
| 1.6 | Height change at the lower finished floor: exterior door thresholds, transition to laundry tile, and any other transitions | EA / LS | Base | List locations. Bottom stair riser is handled in 9.3. |
| 1.7 | Carpet material: Karastan, Tower View, color Atrium | SY | Base | State waste factor and freight. Product to be confirmed before order. |
| 1.8 | Carpet pad and install, second floor bedrooms, closets and hallway | SF | Base | Specify the pad priced. Tack strip, seams, trim. |
Existing 6" recessed cans are replaced one-for-one with new 6" LED cans (2700K, white trim), in place. The owners' count to date is 31: kitchen 4, living room 8, front office 3, dining room 4, primary bedroom 4, upstairs bedroom 1 four, upstairs bedroom 2 four. The remaining rooms have not been counted; state the total counted at the walkthrough. Decorative fixtures are owner-provided and installed by the contractor; in Phase 1 these are the entry pendant (20'-7" ceiling, lift), the dining pendant, and the living room ceiling fixture that replaces the fan. The sconces in the entry and the upstairs hall come out.
How many cans to add in the front office (Phase 1) and the kitchen (Phase 2)?
TBDFront office: at least four new cans (three existing). Kitchen: Phase 2. Line 2.2 carries four; state a unit add for additional locations.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 2.1 | Replace existing 6" recessed can, one-for-one, with new 6" LED can, 2700K, white trim (retrofit into existing housing or new housing as needed) | EA | Base | Quantity 31, the owners' count (per room above); verify. State a unit add/deduct. State whether the existing housings are reused or replaced. |
| 2.2 | New 6" LED recessed can at a new location, 2700K, white trim, wired to existing or new switching | EA | Base | Quantity 4, front office (the minimum wanted). State a unit add for additional locations. The kitchen is Phase 2. |
| 2.3 | Install owner-provided decorative fixtures: dining pendant, living room ceiling fixture replacing the fan | EA | Base | Connect to existing switching. |
| 2.4 | Install owner-provided entry pendant at 20'-7" ceiling, including lift | EA | Base | |
| 2.5 | Remove sconces, abandon j-box, patch: Entry (2), Second Floor Hallway (2) | EA | Base | |
| 2.6 | Electrical general: new homeruns, circuits and panel work required by lighting and device changes | LS | Base | Keep separate from the per-light prices. |
New switches, dimmers, receptacles and plates in all Phase 1 rooms. Dimmers that control no load are removed, the box removed and the wall patched; confirm with the owners before removing any device found to control a load.
Which switches and plates?
TBDNot selected. For bidding assume paddle-style devices and plates, Lutron or equal. Split material and labor so the selection can change without re-bidding.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 3.1 | New switches, dimmers, receptacles and plates throughout the Phase 1 rooms | EA | Base | Count the devices at the walkthrough and state the quantity priced; state a unit add/deduct. Assume paddle-style devices and plates, Lutron or equal. Separate material and labor so that the selection can change. |
| 3.2 | Remove dead or unconnected dimmers/switches, remove box, patch | EA | Base | Confirm with the owners before removing any device that controls a load. |
All baseboards, door casings, window casings, trim and interior doors come out and are replaced: 6" paint-grade baseboard with a routed top edge; 4" × 1" flat-stock casing at every door and every cased opening; window openings finished in drywall on all four sides, with no casing, stool or apron; flat-panel paint-grade doors with ½" applied moulding set 6" in from the edge, mitered corners, 14 in total; owner-provided hardware installed. The existing decorative transom stays; its glass is replaced with new glass, not yet selected (question 4.3). Doors and openings, 14: pantry door 1, doors leading to the kitchen 3, entry closet 1, front office french-door opening 1, primary bedroom 4, upstairs bedroom 1 two, upstairs bedroom 2 one door and one sliding closet door.






Reference images show the intended style and are not for matching.
Keep or remove the crown molding?
AlternateTBDPrice both: A, keep, repair, caulk and paint it everywhere it exists (line 4.8); B, remove it all, patch and finish (line 4.9). If it is kept, the entry crown is replaced with a matching profile at the 20'-7" ceiling (line 4.10). State whether the crown must be removed for the Level 3 or Level 4 work in Item 5.
Front office crown: replace it, or paint the dark wood in place?
AlternateTBDPrice both (lines 4.11 and 4.12). The selection will be made on cost and on the contractor's assessment of how well the stained wood will take paint.
Transom glass: what replaces the existing glass?
TBDThe transom frame stays and the existing glass is replaced. The new glass is not yet selected. Price the removal and reglazing labor now (line 4.14); the glass is priced when selected. If the front entry system is replaced (Item 13), the transom goes with it and line 4.14 does not apply.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 4.1 | Demo all baseboards, door casings, trim and interior doors, both levels (kitchen trim goes with the kitchen demo) | LS | Base | |
| 4.2 | Baseboard: 6" paint grade with routed top edge, both levels | LF | Base | State the linear footage. Not in the kitchen in Phase 1. |
| 4.3 | Interior doors: flat panel paint grade slab, jamb, ½" applied moulding 6" inset with mitered corners, hang and adjust | EA | Base | 14 (per room above). |
| 4.4 | Door casing: 4" × 1" flat stock, paint grade, both sides | per door | Base | |
| 4.5 | Door hardware install (owner-provided) | EA | Base | Bore, set, adjust. |
| 4.6 | Casing at cased openings, new profile to match door casings | EA opening | Base | List openings. |
| 4.7 | Window openings: remove existing casings, stools and aprons; drywall returns on all four sides at every new window (Item 13) in the Phase 1 rooms, built after the windows are installed | EA window | Base | State the window count. |
| 4.8 | ALTERNATE A: keep existing crown: protect, repair, caulk and paint | LS | Alternate | State whether the drywall approach (Item 5) requires its removal. |
| 4.9 | ALTERNATE B: remove all crown, patch and finish walls and ceilings | LS | Alternate | |
| 4.10 | Entry crown: replace with a profile matching the rest of the house, including lift (if crown is kept) | LF | Base | |
| 4.11 | Front office crown: replace to match the rest of the house | LF | Alternate | Price both 4.11 and 4.12; selection on cost. |
| 4.12 | Front office crown: prime and paint the existing dark wood crown in place | LS | Alternate | |
| 4.13 | Paint all trim, doors, casings and base: SW Shoji White 7042, semi-gloss, zero/low VOC | LS | Base | |
| 4.14 | ALTERNATE, if the front entry door is kept: transom, remove the existing glass and install new glass; glass type TBD | LS | Alternate | Applies only if the front entry system is not replaced (Item 13). Price the labor now; the glass is priced when selected (question 4.3). |
| 4.15 | ALTERNATE, if the windows are deferred (Item 13): keep the existing window casings, stools and aprons; prep and paint; drywall returns not built | EA window | Alternate | Priced in case the windows cannot be delivered in time; see question 13.1. |
Four prices are requested; one will be selected. Level 3 (tape and float, new light texture) or Level 4 (tape and float with a full third coat, no texture, ready for flat paint), each priced two ways. Downstairs and entry: the first-floor rooms and the two-story entry, not the pantry, the mudroom (the laundry on the drawings) or the downstairs bathroom. Whole house: the same plus the second floor, still not the pantry, the mudroom or any bathroom. The kitchen walls and ceiling are Phase 2 either way. Paint is throughout under either option; the bathrooms are a separate paint line so that they can be removed from the scope.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 5.1 | Level 3 refinish, downstairs and entry: tape and float, new light texture, walls and ceilings | SF | Option | State the square footage and the texture proposed. Include the 20'-7" entry. |
| 5.2 | Level 4 refinish, downstairs and entry: tape and float with a full third coat, no texture | SF | Option | State the SF. |
| 5.3 | Level 3 refinish, whole house | SF | Option | Downstairs and entry plus the second floor; no pantry, mudroom or bathrooms. |
| 5.4 | Level 4 refinish, whole house | SF | Option | |
| 5.5 | Patch, float and finish at all demo locations (millwork, built-in chests, sconces, removed devices, security panel, vanity light relocation) | LS | Base | Or state that it is included above. |
| 5.6 | Paint walls throughout: BM White Dove OC-17, washable matte; satin in closets and laundry | SF | Base | All Phase 1 rooms except bathrooms. State the product line. Primer included. |
| 5.7 | Paint ceilings throughout: BM White Dove OC-17, flat | SF | Base | Include the 20'-7" entry. |
| 5.8 | Bathrooms: paint walls and ceilings, satin, no drywall work | per bathroom | Base | Quantity 3: the downstairs bathroom, Bath Two and the primary bathroom (17'-8" vault). State a unit deduct per bathroom; any of these rooms may be removed from the scope. |
Demo the existing hearth, mantel and brick surround (line 6.1). New floor-to-ceiling surround per the reference photo below: $8,000 allowance (line 6.2). Further detail to follow. The ceiling fixture that replaces the fan is owner-provided; install is in line 2.3.
Counted so far in the living room: 8 existing cans; no doors.

| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 6.1 | Demo hearth, mantel and brick surround | LS | Base | |
| 6.2 | New floor-to-ceiling surround per the reference photo | Allowance | Allowance | $8,000 allowance. Details to follow. |
Phase 1 is a full demo, then cap and make safe, then leave it: remove cabinetry, countertops, backsplash, the island, plumbing fixtures, decorative lighting and trim; disconnect and remove the appliances (the owners will identify which are kept); cap the plumbing and gas, cap the island vent, and make the electrical safe. The new flooring runs through the kitchen in Phase 1; the kitchen walls and ceiling are finished in Phase 2. Phase 2The build-out is a separate quote on its own schedule; the appendix summarizes it for reference. Do not include it in the Phase 1 price.
Counted so far: 4 existing cans; 1 pantry door, plus 3 doors leading to the kitchen.
The kitchen–dining opening is shorter than the dining–entry opening. Raise it to match?
AlternateContractorTBDPrice it as a Phase 1 alternate (line 7.3), since the dining-room side is getting wall work now: raise the head of the opening to match the dining–entry opening, including header, dining-side drywall, casing and finish. State whether the wall is load-bearing and, if so, the proposed structural approach.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 7.1 | Full kitchen demo: cabinetry, countertops, backsplash, island, plumbing fixtures, decorative lighting, trim; disconnect and remove appliances; haul | LS | Base | The owners will identify which appliances are kept and set aside. |
| 7.2 | Cap and make safe: plumbing, gas, island vent; electrical made safe | LS | Base | |
| 7.3 | ALTERNATE: raise the head of the kitchen–dining opening to match the dining–entry opening height: header, dining-side drywall, casing, finish | LS | Alternate | State whether the wall is load-bearing and the proposed approach if it is. |
The downstairs bathroom (Bath One on the drawings) receives the new hardwood in Phase 1, by the same glue-down method: existing floor out to the slab, toilet pulled and reset, transition at the door (line 8.1). The vanity light box moves to center on the vanity (line 8.2). No other wall work in this room; paint is line 5.8.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 8.1 | Downstairs bathroom flooring: existing floor out to the slab, toilet pulled and reset, slab prep, glue-down hardwood, transition at door | LS | Base | |
| 8.2 | Relocate the vanity light j-box to center on the vanity; patch | EA | Base |
New Opus treads with matching stairnose (16, verify) over painted risers, Benjamin Moore White Dove OC-17 (17, verify). New handrail and newel posts in solid wood of the flooring species, stained to match the floor; black metal balusters. Because the first floor drops by the plywood thickness (Item 1), the bottom riser gets taller: include the correction in line 9.3 and state how even riser heights will be maintained. In the entry, the abandoned security panel and keypads, the doorbell chime, and any other abandoned wall devices found at the walkthrough are removed, wiring abandoned safely and walls patched (line 9.6); whether a replacement chime is wanted is undecided.
Counted in the entry: 1 closet door.

Stair design: tread construction, how far the treads extend, post design, baluster profile, who fabricates the rail?
TBDContractorAll open. Propose the tread construction (solid tread or plank-wrapped with stairnose) and price both if they differ; state the recommended nosing overhang. Name the proposed fabricator for the rail and posts, or advise whether the owners should purchase them directly, and provide stain samples on the actual species. Opus stairnose pieces exist and have been priced for this staircase before; confirm availability and lead time. An engineered plank cannot be milled into a rail or post, which is why the rail and newels are solid wood matched to the floor.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 9.1 | Demo stair treads, railing, balusters and newel posts; temporary safety rail during construction | LS | Base | |
| 9.2 | Stair tread material: Opus tread or plank with matching stairnose | EA | Base | 16 treads assumed; field verify. State the proposed tread construction. |
| 9.3 | Stair tread fabrication and install, including skirt and nosing detail and the bottom-riser adjustment for the lower first floor | EA | Base | State how even riser heights will be maintained. |
| 9.4 | Risers: prep and paint BM White Dove OC-17 | EA | Base | 17 assumed; field verify. |
| 9.5 | Handrail and newel posts: solid wood of the flooring species, stained and finished to match the floor; black metal balusters | LF rail + EA newel | Base | Name the fabricator. Provide stain samples. Post design TBD. |
| 9.6 | Remove abandoned security panel(s) and keypad, doorbell chime, and other abandoned wall devices; abandon wiring safely; patch | LS | Base | Replacement chime TBD; may be priced as an optional add. |
All built-in cabinetry, including the gun case, comes out and is hauled; the wall and floor are repaired at the demo (lines 10.1 and 10.2). Crown: see Item 4.2.
Counted so far: 3 existing cans, at least 4 to add (Item 2); 1 french-door opening.
What happens to the french doors?
AlternateTBDUndecided. Price three alternates: A, keep them, prep and paint (line 10.3); B, replace them with new doors to the door spec and install owner-provided hardware (line 10.4); C, remove the doors and jamb and case the opening (line 10.5).
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 10.1 | Demo all built-in cabinetry including the gun case; haul | LS | Base | |
| 10.2 | Wall and floor repair at millwork demo | LS | Base | |
| 10.3 | French doors ALTERNATE A: keep, prep and paint | LS | Alternate | |
| 10.4 | French doors ALTERNATE B: replace with new doors to the door spec (flat panel, applied moulding), hang, install owner-provided hardware | LS | Alternate | |
| 10.5 | French doors ALTERNATE C: remove doors and jamb, case the opening | LS | Alternate |
The built-in chests in both primary closets come out and are hauled; walls and floor are patched and finished; nothing goes back in their place. The closets then get carpet, base and paint with the rest of the second floor.
Counted so far in the primary bedroom: 4 existing cans; 4 doors.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 11.1 | Demo built-in chests in both primary closets; haul | LS | Base | Nothing goes back in their place. |
| 11.2 | Patch and finish walls and floor at demo | LS | Base |
There is no tub in the primary bathroom today; the space for one exists. Install a new free-standing tub and tub filler (owner-provided, $5,000 allowance) in that space, with new supply and drain connections. Existing flooring and walls otherwise stay; patch and paint only where the tub work disturbs them.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 12.1 | Free-standing tub and filler: new supply and drain to the tub location, rough-in, set and finish (owner-provided tub and filler, $5,000 allowance) | LS | Base | No tub exists today; the space for one does. |
| 12.2 | Patch and paint where the tub work disturbs the floor and walls | LS | Base |
Schedule condition. The windows are in Phase 1 only if they can be on site by the date the contractor requires. The November 30, 2026 completion date does not move for the windows. The contractor states the required-on-site date, and whether the wall work waits for the windows (questions 13.1 and 13.2). If the windows cannot be on site by that date, they are deferred to the later exterior project, Phase 1 proceeds without them, and the existing window casings are kept and painted (line 4.15).
Scope. Every window is replaced with a full-frame unit: black frames, nailing fins to the sheathing, flashing integrated with the existing weather barrier. The exterior will be redone in stucco in a later project, so no exterior brickmould is installed, and temporary exterior trim at each opening is made weathertight until the stucco work. The interior of each opening is left ready for the drywall return (line 4.7).
Arched openings. The four arched living room openings are converted to rectangular at the existing head height, the spring line of the arch: infill framing and sheathing, flashing, and the exterior patched weathertight until the stucco work (line 13.3).
Pricing by floor. Installation and the unit allowance are priced separately for the first floor (16 windows) and the second floor (16 windows). The first floor is priced so that it stands on its own. A lower-cost product is under consideration for the second floor, and the second-floor selection may differ from the first. The units are not yet selected; the owners procure them through their designer. Each is carried at a $2,500 allowance, to be set between $2,000 and $3,000 on selection, or owner-provided if the owners purchase directly.
Exterior doors. The front entry system (door, sidelights and transom as one unit) and the living room sliding glass door may also be replaced. Neither the decision nor the products are settled. Installation is priced as alternates; the units are owner-selected (question 13.3).
Count from the drawings, by glazed unit, with mulled assemblies counted per unit; verify at the walkthrough. First floor, 16: living room 3, breakfast bay 4, kitchen 1, laundry 1, front room 4 including its bay, dining room 2, downstairs bathroom 1. Second floor, 16: primary bedroom 5 including a three-unit assembly, primary bathroom bay 7, bedroom two 2, bedroom three 2. The two sidelights at the front door belong to the entry system, not the window count.
Second-floor windows: how can the second-floor windows be made less expensive? The first floor is priced on its own (lines 13.1 and 13.4) so that the second floor can be decided separately.
Anticipated windows. The selection is open, and the schedule decides whether the windows are in Phase 1. The anticipated product:
By what date must the windows be on site?
ContractorState the date by which the windows must be on site to hold the November 30, 2026 completion. The completion date does not move for the windows. If they cannot be on site by the stated date, they are deferred to the exterior project, Phase 1 proceeds without them, and the window openings are treated per line 4.15.
Do the windows hold up the wall work?
ContractorThe drywall returns (line 4.7) are built after the windows are in. State whether the rest of the wall finishing (Item 5) can proceed before the windows are installed, with only the returns left for after them, or whether the windows must be in place before the wall finishing begins. State how each answer affects the required-on-site date in question 13.1.
Replace the front entry door and the living room sliding glass door?
AlternateTBDNot decided, and neither product is selected. Price the installation as alternates (lines 13.6 to 13.8); the units are owner-selected. The entry is one system: door, sidelights and transom. If it is replaced, the transom reglazing in line 4.14 does not apply. The sliding door may stay the same size or be widened; the widening is priced when the size is known.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| 13.1 | First-floor windows: remove existing unit; install owner-selected full-frame unit with nailing fin, flashing integrated with the existing weather barrier, temporary exterior trim made weathertight, interior ready for the drywall return; dispose of the old unit | EA window | Base | Quantity 16 from the drawings; verify. Price oversized or specialty units separately. |
| 13.2 | Second-floor windows: same scope as 13.1 | EA window | Base | Quantity 16 from the drawings; verify. Price oversized or specialty units separately. Priced separately from the first floor. |
| 13.3 | Convert arched window opening to rectangular at the existing head height (spring line of the arch): infill framing and sheathing, flashing, exterior patch made weathertight until the stucco work, interior ready for the drywall return | EA opening | Base | Quantity 4, the living room; verify and state any other arched openings. |
| 13.4 | Window units, first floor: black frames, nailing fin, product to be selected by the owners | EA window | Allowance | Placeholder $2,500 per window, 16 windows; the owners set the amount between $2,000 and $3,000 on selection. Owner-provided if the owners purchase directly. |
| 13.5 | Window units, second floor: black frames, nailing fin, product to be selected by the owners; a lower-cost product is under consideration | EA window | Allowance | Placeholder $2,500 per window, 16 windows; the owners set the amount on selection. Owner-provided if the owners purchase directly. |
| 13.6 | ALTERNATE: front entry system: remove the existing door, sidelights and transom; install the owner-selected unit, flash, temporary exterior trim, threshold to the new floor | LS | Alternate | Unit owner-selected. If taken, line 4.14 does not apply. |
| 13.7 | ALTERNATE: living room sliding glass door: remove the existing unit; install the owner-selected unit in the existing opening, flash, temporary exterior trim, threshold to the new floor | LS | Alternate | Unit owner-selected. |
| 13.8 | Widen the sliding-door opening for a larger unit: header, framing, exterior and interior patch | LS | Contingent | Priced when the size is selected. |
| 13.9 | Exterior door units: front entry system and sliding glass door, owner-selected | EA | Owner-supplied | Not priced; receiving and handling only. |
Items still open, the party responsible for each decision, and how each is handled in the bid so that pricing can proceed.
| Ref | Decision | Owner | Needed to decide | Bid treatment |
|---|---|---|---|---|
| 1 | Opus color; confirm carpet product | Owners | Samples | Price as listed; color does not change price |
| 2.1 | Added can lights in the front office (Phase 1, at least four) and kitchen (Phase 2) | Owners | Four priced; unit add for more | Line 2.2 at four; line 2.1 replaces 31 one-for-one |
| EL-03 | Decorative fixture selections | Owners | Selections | Owner-provided; install labor priced |
| 3.1 | Switch, dimmer and plate selection | Owners | Selection | Assume paddle-style, Lutron or equal; material and labor split |
| 4.1 | Keep or remove crown | Owners | Alternates A and B; drywall option chosen | Alternates 4.8 / 4.9; 4.10 if kept |
| 4.2 | Front office crown: replace or paint | Owners | Two alternate prices | Alternates 4.11 / 4.12 |
| 4.3 | Transom glass selection | Owners | Selection | Labor on line 4.14; glass priced when selected |
| 13.1 | Window product, black frames; delivery by the contractor's required-on-site date | Owners, with their designer | Selection; delivery date | Install per window (13.1, 13.2); units at $2,500 allowance per floor (13.4, 13.5); deferred with fallback 4.15 if the windows cannot be on site by the contractor's required date |
| 13.3 | Front entry system and living room sliding door: replace or not; products; slider size | Owners | Decision and selections | Alternates 13.6 to 13.8; units owner-selected |
| 5 | Level 3 or Level 4; downstairs and entry, or whole house | Owners | Four prices | Lines 5.1–5.4 |
| 6 | Fireplace details beyond the reference photo | Owners | More to come | Demo line 6.1; $8,000 allowance line 6.2 |
| 7.1 | Raise kitchen–dining opening | Owners | Alternate price; structural answer | Alternate 7.3 |
| 9.1 | Stair design: tread construction, nosing, newel posts, baluster profile, fabricator | Owners with contractor | Proposal and samples | Price both tread constructions |
| 9 | Replacement doorbell chime | Owners | Preference | Optional add |
| 10.1 | French doors: keep, replace or remove | Owners | Three alternate prices | Alternates 10.3–10.5 |
| DR-02 | Door hardware style | Owners | Preference | Owner-provided; install priced per door |
Not part of the Phase 1 price. Listed for reference, to be quoted separately when the design is final. Working assumptions: new layout with a larger island; stain-grade flat-panel cabinetry, about 41 LF on the range and sink walls including uppers, 7 LF of floor-to-ceiling cabinetry at the fridge wall with an appliance garage, and 6 LF of island millwork; Level 5 quartzite countertops with a mitered edge; tile backsplash at a $20/SF allowance; under-cabinet LED tape; a decorative vent hood ducted to the exterior; the range moves off the island. Owner-provided: appliances ($36,000 allowance), plumbing fixtures ($6,000 allowance), cabinet hardware, and three pendants.
| Ref | Line item | Unit | Type | Notes |
|---|---|---|---|---|
| K.1 | Layout modification and new framing per final plan | LS | Base | |
| K.2 | New threshold, framing and concealed door to hallway | LS | Base | |
| K.3 | Cabinetry: range wall and sink wall including uppers, stain-grade flat panel doors and drawers (~41 LF) | LF | Base | State whether finishing is included; if not, see K.6. |
| K.4 | Cabinetry: fridge wall, floor to ceiling, with appliance garage (~7 LF), stain grade | LF | Base | |
| K.5 | Island millwork (~6 LF, larger island), stain grade | LF | Base | |
| K.6 | Cabinet finishing (if not in K.3–K.5) | LF | Base | |
| K.7 | Decorative vent hood fabrication | Allowance | Allowance | Design, material and finish TBD. |
| K.8 | Countertop material: Level 5 quartzite | per slab | Allowance | State the slab count assumed. |
| K.9 | Countertop fabrication and install: template, mitered edge, cutouts, seams, set | SF | Base | ~130 SF; verify against final elevations. |
| K.10 | Backsplash tile material | SF | Allowance | $20/SF allowance. |
| K.11 | Backsplash install: prep, set, grout, seal | SF | Base | |
| K.12 | Under-cabinet LED tape 2700K with concealed routed detail or trim, driver and dimming | LF | Base | ~32 LF assumed. |
| K.13 | Kitchen electrical rough and finish: appliance circuits, island, disposal, hood, devices, 6" can lights | LS | Base | |
| K.14 | Kitchen plumbing rough and finish for the new layout; set owner-provided fixtures and disposal | LS | Base | Fixtures owner-provided ($6,000 allowance): sink, faucet, hot/cold/sparkling faucet, disposal. |
| K.15 | Gas line relocation to the new range wall, if required | LS | Contingent | |
| K.16 | Range hood duct to exterior; chase framing and patch | LS | Base | State the route assumed. |
| K.17 | Makeup air system if the hood exceeds 400 CFM | LS | Contingent | |
| K.18 | Kitchen walls and ceiling: finish to the level chosen in Item 5; paint | SF | Base | |
| K.19 | Appliance delivery, set and install (owner-provided package, $36,000 allowance) | LS | Base | |
| K.20 | Cabinet hardware install (owner-provided, ~62 pieces) | EA | Base | |
| K.21 | Install owner-provided pendants: sink (1), island (2) | EA | Base |