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Home My WebLink About09--Rehabilitation Clarifications 1 | Page 411 TRACY ROWHOUSES 411 TRACY AVE. BOZEMAN MT, 59715 MAY, 15, 2024 CLARIFICATIONS – RESTORATION OF EXISTING HOUSE SUMMARY 411 Tracy is an I style house built in 1902 and has undergone several additions in its past. Unfortunately time and the elements have taken their toll on the structure. Previous homeowners have applied band aid fixes that do not represent materials or design found in the early 1900s. Unfortunately there are fundamental issue underneath these fixes that need to be rectified for this house to continue to be habitable. Due to the clay soils and lack of a 48” frost wall, with a foundation over structural fill the building has experienced differential settlement. There is no way to stop this short of replacing the entire foundation. You cannot reinforce it as the issue is in the sub grade. The building has also experienced sagging structural spans that have been compounded by the differential settlement. Unfortunately the band aid fixes such as the vinyl siding and windows have done a good job of hiding the true condition of the original exterior however most exposed original wood trim and other items are not able to be restored due to such great deterioration. We have found mold and asbestos in the building. To bring this house back to livable condition and stabilize if for future generations we will be treating this as a Level III alteration per the 2021 IECC. We will have to strip all interior and most exterior finishes off to repair the structure and the scope of the repairs will leave no division un-affected. Because all divisions will be affected every item in the house will need to be complaint with the 2021 IRC and other codes specified by the AHJ. 1-000 General Conditions 2 | Page • Assuming a remodel to bring the building up to code. Approximately 1500 sqft of building Builders risk/Course of Construction Insurance to be supplied by owner with CK Construction, LLC listed as an additional insured party • Engineer proctoring and soil compaction tests for foundation only • Permits by owner • Snow Plowing by Contractor • Snow removal estimate is condition dependent and subject to change • Final clean / window clean • Utility bills to be paid by owner directly • No preconstruction fees included • 01-700-10 General conditions labor includes, but is not limited to, daily clean up, material handling and delivery, material storage, installing safety provisions, scrap out, etc. 2-000 Existing Conditions • 412 LF Temporary fencing • Structure moving – lift current structure in order to demo foundation, excavate, and repour foundation o Existing rubble foundation with exterior concrete re-enforcement has settled over time leading to 5% floor slopes in multiple locations. o Crawlspace has grade touching structural floor joists and 48” frost depth not adhered to. o Architect recommends lifting the house in place utilizing a temporary steel frame and air jacks. Demolition of existing foundation, excavation and replacement with a typical 48” frost wall crawlspace on o Mold remediation o Asbestos tile remediation. o Adjacent surface and property protection • 02-050 Demolition o Demolish and reinstall walkways. o Remove old stumps in backyard o Demolish existing foundation and excavate proper crawlspace under structure. o Demolish and replace all exterior patios. o Demolish and discard all exterior siding o Demolish and discard all vinyl windows o Demolish and discard all existing non-original doors o Demolish and discard original concealed wood siding if necessary o Demolish and discard all interior finishes, gypsum, plaster, molding, etc. o Demolish and discard all plumbing fixtures o Demolish and discard all electrical meters, panels, wiring. 3-000 Concrete • 03-100 Footings and Walls o Needs full repair – assumed demo and repour foundation to current code 03-200 Flatwork • All foundation and flatwork supplied and installed • Patios to be concrete slab - Broomed finish on all exterior patios 3 | Page • Concrete pumping • Concrete cracking in flatwork is an accepted characteristic and is to be expected even with control joints. Concrete color is not defined, will not match from one pour to the next, and will change throughout the life of the concrete 4-000 Masonry and Fireplaces 5-000 Metals 6-000 Wood and Carpentry • 06-100 Wood Framing Labor o Assumed wall framing ok o 24” Floor framing is sagging severely. Floor framing will need to be replaced or retrofitted with structural joists 16” o.c  Sister all joists and add new hardware, all from above  Add new Subfloor o Roof framing bottom chord is sagging severely. Bottom cord will need to be structurally braced. 06-400 Exterior Finish o Remove all existing vinyl siding and discard. It should have NEVER been put on a house in the NCOA. o It is derived from site conditions that the vinyl siding and WRB was adhered over the existing horizontal channel wood siding. We do not know the condition of the existing siding and if it is able to be restored or needs replacement. o Install new trim • Install new soffit and fascia 6-500 Interior Finish • Interior trim is beat up and contains lead paint. Replacement necessary. Utilize solid wood interior trim and casement. Match existing profiles. 7-0 Thermal and Moisture Protection • 07-100 Foundation Moisture Protection o Waterproofing of stem walls • 07-100-10 Weather Resistive Barriers o Tyvek WRB • 07-200 Insulation o Closed cell spray foam • 07-300 Roofing o Assumed repairs of a few rows and new flashing along fascia • 07-500 Gutters and Downspouts o New gutters and downspouts along all roof eaves 8-000 Windows and Doors • 08-100 Windows and Doors • Assumed removal of vinyl windows, replace with Kolby historic window to match time period, and reinstall. o Kolby historic refinish assumed at $1600 per window o Exterior doors replaced at $1200 ea • 08-300 Interior Doors 4 | Page o X doors at $1,200 ea. Interior doors are not original and replacement would be to match time period • 08-400 Door Hardware o New door hardware 9-000 Finishes • 09-100 Drywall • Drywall walls and ceilings with level 4 light skip trowel finish • 09-300 Painting and Wallpaper • Painted interior millwork and doors • 09-500 Wood Flooring o Assumed 1500 sqft at $11sqft • 09-700 Tile and Cut Stone o Assumed repairs of current tile and new tile floor o Tile allowance 10-000 Specialties • 10-100 Shower glass and mirror 11-000 Appliances and Equipment • 11-100-05 Appliance allowance 12-000 Casework and Countertops • 12-100 Casework allowance • 12-200 Closet Systems allowance • 12-300 Countertops allowance 13-000 Special Construction • No solar panels or provisions 14-000 Conveying Equipment 21-000 Fire Suppression • Assumed none required 22-000 Plumbing • Radon system (perforated drain tile pipe under slab vented through roof) • No softening or filtration included • Hot water recirc included 23-000 HVAC • Radiant Heat retrofit system with backup forced air. 26-000 Electrical • 200 Amp service • Complete new wire of the house 5 | Page • Electric heat • Decorative fixture allowance 27-000 Integrated Automation and Communications • No AV included 28-000 Electronic Safety and Security • No security included 31-000 Earthwork • Excavation under raised house and demo of the foundation • No geotechnical report provided, price may fluctuate depending on ground conditions and unknowns • Hard rock and high groundwater conditions requiring additional excavation equipment or dewatering not included • Whole house foundation drain tile with washed rock and filter fabric drained to french drain • Winter/cold weather conditions not included 32-000 Exterior Improvements • Concrete parking pad • Minimum landscaping to bring up to livable condition 33-000 Utilities • Utilities to be in owner’s name and consumption to be paid by owner 99-000 Contingency • 3% Contingency 99-900 Contractor’s Fee • 15% Contractor’s Fee