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HomeMy WebLinkAbout1994-187E:\WPD0CS\0RD\H0ME0WN.0 ORDINANCE NO. C / /X / AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS, APPROVING GUIDELINES FOR OPERATION OF THE CITY OF DENTON HOMEOWNER REHABILITATION PROGRAM AND ELIGIBILITY CRITERIA; AUTHORIZING EXPEN- DITURES IN EXCESS OF $15,000 FOR PROJECTS MEETING PROGRAM GUIDE- LINES AND CRITERIA; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City Council of the City of Denton recognizes the need to assist low and moderate income families in securing safe, sanitary and decent housing; and WHEREAS, the City of Denton participates in a Homeowner Rehabilitation Program administered by the City of Denton Community Development Office and funded through a federal grant from the Department of Housing and Urban Development; NOW, THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS: SECTION I. That it approves the Homeowner Rehabilitation Program Guidelines and Homeowner Rehabilitation Program Eligibility Criteria which is attached to this ordinance as Exhibit "A" and authorizes the City of Denton Community Development Office to administer this program. SECTION II. That it authorizes the expenditure of funds in excess of $15,000 by the Community Development Office for projects meeting program guidelines and criteria. SECTION III. That this ordinance shall become effective immed- iately upon its passage. PASSED AND APPROVED this the day of 1994. ATTEST: JENNIFER WALTERS, CITY SECRETARY BY ^ AP OVED TO LEGAL FORM: DEBRA A. D//RRA\AYOVITCH, CITY ATTORNEY BY14 EXHIBIT "A" CITY OF DENTON HOMEOWNER. REHABILITATION GUIDELINES O,T.� OF DENTON ��GA� DEPT. TABLE OF CONTENTS INTRODUCTION DESCRIPTION OF PROGRAM PROCEDURES I ELIGIBILITY REQUIREMENTS II APPLICATION PROCESSING III FEASIBILITY OF REHABILITATION IV CONTRACTOR SELECTION AND MONITORING V PAYMENT TO CONTRACTOR VI CONTRACTOR DEBARMENT VII DESCRIPTION OF FINANCIAL ASSISTANCE PROGRAMS VIII APPEALS PROVISIONS GENERAL TERMS AND CONDITIONS MINIMUM REHABILITATION STANDARDS APPENDICES 1. Carrying Out Energy -Saving Requirements for Single -Family Buildings 2. Section 8 Existing Housing/Program 3. QUALIFYING INCOME LIMITS AND RANGES FOR THE CITY OF DENTON'S FEDERALLY ASSISTED PROGRAMS STANDARDS OF WORKMANSHIP GENERAL SPECIFICATIONS - 1.0 INTRODUCTION The City of Denton Homeowner Rehabilitation Program is designed to assist low and moderate income families in securing safe, sanitary and decent housing. This program's objective is to rehabilitate single family owner occupied houses by making needed repairs with the first priority being to correct code violations. The Homeowner Rehabilitation Program is administered by the City of Denton's Community Development Office and funded through a federal grant from the Department of Housing and Urban Development. The Community Development Office is located at 110 West Oak Street, Suite 208. The following pages contain a detailed description of the program including policies and procedures. The purpose of these guidelines is to explain to potential clients and the citizens of Denton, the Homeowner Rehabilitation Program and types of assistance available. For further information or clarification of the guidelines, contact the Community Development Office at (817) 383-7726. DESCRIPTION OF PROGRAM PROCEDURES DESCRIPTION OF PROGRAM PROCEDURES I. A. To be eligible for rehabilitation assistance, the applicant must be a citizen of the United States or a legal resident alien. The applicant must be the owner -occupant of a single family dwelling unit for no less that two years and should hold Fee Simple Title to the property. In the event the home is being purchased under a contract for deed, the seller must provide the purchaser with a warranty deed on the property before loan settlement occurs. Only homeowners who qualify on the basis of the most current HUD Section 8 Housing Program Income Limits shall be eligible for assistance. The following table shall be used to establish an applicant's eligibility based on gross annual family income and family size: NUMBER IN HOUSEHOLD MAXIMUM INCOME 1 $25,600 2 $29,250 3 $32,900 4 $36,550 5 $39,500 6 $42,400 7 $45,350 8 or more $48,250 B. The applicant's statement of income shall be verified by contact- ing the applicant's employer and/or obtaining a copy of the applicant's latest income tax return. Annual income includes earnings (wages, pensions, etc.) spouse's earnings, interest from stocks, bonds, savings accounts, income from real estate, public assistance, child support payments, etc. Also included is any amount earned by any other adults (18 or over) currently residing in the unit, unless residence in the unit is a result of a physical disability. C. Applicants must exhibit the ability to pay monthly housing expenses including mortgage payments, property taxes, insurance, utility bills, etc. All property taxes assessed by the various taxing agencies in Denton County must be paid in full. Homeown- ers, on an annual basis, will be required to provide proof of insurance coverage and payment of taxes when requested in writing by the Community Development Office. D. The Community Development Office reserves the right to limit project costs for any property that has been rehabilitated in the past with Federal or State grant funds. These limitations will be as follows: A property that has been previously rehabilitated at a maximum cost that was below $11,000 may be considered for additional rehabilitation seven years from the date of the previous rehabilitation. These properties will be eligible for project funds of up to 80 percent of the current maximum limit allowable for the Major Rehabilitation category. A property that has been previously rehabilitated at a maximum cost between $11,000 and $17,000 may be considered for additional rehabilitation eight years from the date of the AAA005CE previous rehabilitation. These properties will be eligible for project funds of up to 70 percent of the current maximum limit allowable for the Major Rehabilitation category. 3. A property that has been previously rehabilitated at a maximum cost between $17,001 and $20,000 may be considered for additional rehabilitation ten years from the date of the previous rehabilitation. These properties will be eligible for project funds of up to 60 percent of the current maximum limit allowable for the Major Rehabilitation category. A property that has been previously rehabilitated at a maximum cost at or over $20,001 may be considered for additional rehabilitation fifteen years from the date of the previous rehabilitation. These properties will be eligible for project funds of up to 50 percent of the current maximum limit allowable for the Major Rehabilitation category. II. APPLICATION PROCESSING A. Any persons wishing to apply for housing rehabilitation assistance must complete the application and all other required forms included in the application packet. All information on the completed applications will be verified by the Community Develop- ment staff. If any information is found to have been intention- ally falsified, the application will be rejected and the applicant will not be allowed to reapply. B. If it is determined that the applicant is eligible for the program, a preliminary inspection will be made of the dwelling unit. The dwelling unit must meet certain standards to be considered rehabable. These standards are listed below: 1. If the unit is situated in the designated flood -plain area, some cost limitation may apply. 2. The unit must be classified as a single family owner -occupied structure and be within the city limits of Denton. 3. The unit must be in an existing condition that would permit rehabilitation to bring the structure to meet Section 8 Housing Quality Standards. The first priority item in rehabilitation beyond Section 8 Standards will be to correct code deficiencies. (See Appendix 2) 4. The unit must be serviced by a City approved water supply, sanitary sewer and electrical system. 5. The foundation of the structure must be in a stable condition which would permit lasting rehabilitation efforts. C. In cases of, both rehabilitation or replacement dwelling, no reconstruction will net fewer bedrooms than the number of bedrooms a family has before rehabilitation/reconstruction. Room additions and improvements to relieve serious overcrowding may be eligible only with the approval of the Community Development Administrator. In general the City will follow the standards consistent with the applicable Housing Quality Standards described at 24CFR 882.209(b)(2) when considering the number of bedrooms needed to avoid overcrowding: # of Occupants in Household # of Bedrooms AAA005CE Minimum Maximum 2 1 4 3 3 6 4 6 8 Generally, these standards allow for two persons of the same sex per bedroom. D. All applicants who meet the minimum eligibility standards and whose houses qualify as rehabable, will receive assistance in date order that they originaly applied for assistance. E. Individuals applying will be ranked according to the following rating guide. Rankings are for office use only and do not affect an applicant's assistance. REHABILITATION GRANT/LOAN APPLICATION ELIGIBILITY STANDARDS Income: 1) Below maximum income level . . . . . . . . . . . . . . . 5 2) Less than 75% of maximum income level . . . . . . . 10 3) Below maximum income level and 30% of monthly income expended on housing . . . . . . . . . . . 10 4) Less than 75% of maximum income level and 30% or more of income expended on housing . . . . . . . . . . . . . . . . . . . . . . . . 20 Risk Analysis: 1) Does the property owner exhibit the ability to pay monthly housing expenses . . . . . . . . 20 TOTAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Grant applicants must have a minimum of twenty five (25) points to be ranked for possible assistance. The applicant must be below the minimum income levels (5 points) and must exhibit the ability to pay monthly housing expenses (20 points). However, final decisions on the applicant's eligibility for assistance will be determined by the Community Development Administrator. A total of ten (10) points will be subtracted from the application of any individual who has previously had a rehabilitation under any Federal or State program. III. FEASIBILITY OF REHABILITATION A. A decision as to whether the property can be rehabilitated to minimum program standards will be made following a detailed inspection of the property by Community Development Program staff. This inspection includes completing a list of deficiencies which must be corrected in order to bring the structure into compliance with HUD codes and City of Denton codes as defined in the Uniform AM005CE Building Code, 1991. The owner will be advised immediately if any code violations or other hazards exist. B. Feasibility of rehabilitating structures under established program limits will be determined by an assessment of the following criteria: The estimated costs needed to correct all code violations and to correct all deficiencies in order to bring a structure into compliance with HUD codes and City rehabilitation standards must fall below program limits and, the estimated cost to rehabilitate shall not exceed 75 percent of the total estimated after rehabili- tation appraised value of a structure. Structures not meeting the above criteria are ineligible for the Homeowner Rehabilitation Program. The homeowner will be notified that their property is not feasible for rehabilitation and that they are eligible to apply for Optional Reconstruction Program. Assistance will be based on funds available through this program. IV. CONTRACTOR SELECTION AND MONITORING All housing rehabilitation recipients are responsible for finding a contractor who will develop a proposal to make the necessary repairs to their home. Your contractor's proposal must be submitted to the Community Development office within thirty (30) days from the date you receive the work order write-up prepared by the Community Development Housing Inspector. Contact any reputable and experienced contractor and request a bid for the required work. IF YOU HAVE ANY TROUBLE FINDING A CONTRACTOR, contact any of the following places for assistance: • Your local Better Business Bureau. • Any friends or neighbors who have had remodeling done to their properties. • Chamber of Commerce • Community Development Contractor's List When a contractor comes to look at your home you should: • Show him/her the mandatory work items that have been identified by the Community Development Housing Inspector. • Advise him/her that the bid proposal must be returned to you or the Community Development office for submission to the rehabilita- tion program on or before the due date. DO NOT SIGN ANY AGREEMENT WITH THE CONTRACTOR. Bring the contractor's bid proposal to the Community Development office at 110 West Oak Street, Suite 208 where you made your original application. The Community Development Housing Rehabilitation Inspector or Housing Rehabilitation Specialist will review the proposal to verify that: 1. The contractor is licensed, insured and has Worker's Compensation. AAA005CE 2. All required improvements have been included in the bid. The proposed work is in conformance with the program's General Specifications. All proposed rehabilitation costs are reasonable. The contractor you have chosen has not been disqualified (de- barred) by any local, state or federal government agency. The bid proposals that are submitted by the homeowner will be reviewed by the Community Development Housing Rehabilitation Inspector to determine if the total bid price is reasonable and under the maximum allowable amount. THE CITY OF DENTON AND THE HOMEOWNER RESERVE THE RIGHT TO REJECT ANY AND ALL BIDS. If the bid proposal selected by the homeowner is approved by the Community Development Administrator, then the Community Development staff shall proceed with the review of all other forms submitted by the contractor. Any contractor whose name appears on the most current HUD or City of Denton Debarred Contractor's List will not be eligible to participate in this program. References will be checked and claims of substandard workmanship will be cause to declare a contractor ineligi- ble. The contractor must also submit all required proof of insurance forms and bonds (if applicable). Failure to submit these will result in rejection of the bid proposal. Once the contractor has been selected and approved, a contract agreement must be signed. Before the contractor can start work, the homeowner must issue a notice to proceed. The contractor's work will be monitored by the homeowner, the Community Development staff and the City of Denton building code inspector. If the homeowner considers any work done by the contractor to be unsatis- factory or incomplete, the homeowner should advise the contractor of the discrepancy and ask that it be corrected. In the event a dispute exists between the homeowner and the contractor with respect to the rehabilita- tion work, the City shall take appropriate action in accordance with the provisions of the construction contract to assure that the owner is satisfied before making any payment to the contractor. In the event a dispute cannot be resolved, the Director of Planning and Development shall consider all pertinent facts and shall decide an appropriate course of action to resolve the dispute. Acceptance of Work 1. Final Inspection - In order for the contractor to close out a rehabilitation job, a final inspection shall be made by the City of Denton building code inspector, the Community Development staff, and the homeowner. If the final inspection results in no additional work or no specified corrections, the homeowner shall sign the contractor's release form which states that all work has been completed to their (homeowner's) satisfaction. The building code inspector shall sign a final inspection form to confirm the same. At this time, the contractor is required to submit to the Community Development office copies of all warranties and releases of liens from subcontractors and suppliers. Community Development will not authorize payment to the contractor until these documents are properly completed and submitted. Community Development staff will make copies of warranties and other documentation. The owner will receive original warranty and guarantee documents. The Community Development office will retain copies of these documents for the file. AAA005CE 2. Warranty of Work - As stated in the rehabilitation contract, the contractor shall guarantee the work performed for a period of at least one year from the date of final acceptance. The contractor will return in thirty (30) days and ask the homeowner if any additional repairs are necessary. Any deficiencies or necessary repairs to specified work will be completed at this time. If no repairs are needed, the contractor will request that the homeowner release the contingency payment. V. PAYMENT TO CONTRACTOR The contractor shall receive payment, minus contingency amount, for all completed contracts within 15 working days after final inspection approval. The contingency amount equals ten percent (10%) of the total contract amount and will be withheld for thirty (30) days. After thirty days, if no additional or warranty work remains, the contractor must request from property owner an approval to release withheld contingency funds. A forty-five percent (45%) interim payment will be made available to the contractor upon property owner and inspector approval when 50 percent of the contract work has been completed. An "All Bills Paid" affidavit and release of lien from all subcontrac- tors and suppliers must be submitted by the contractor to the Commuitiy Development office before payment can be released to contractor. All electrical, plumbing, mechanical, roofing permits and termite inspection must also be submitted to the Community Development office prior to releasing contingency payment to the contractor. VI. CONTRACTOR DEBARMENT A contractor will be declared ineligible to participate in projects funded by the City of Denton's Homeowner Rehabilitation Program for one or more of the following causes: 1. Failure to complete a project within the prescribed contract period. 2. Failure to complete warranty repairs within a reasonable time period. 3. Failure to use licensed plumbing and electrical subcontractors. 4. Failure to obtain proper insurance, i.e., both liability and worker's compensation. 5. Failure to complete work in accordance with program specifications and/or accepted standards of workmanship. 6. Failure to pay all subcontractors working on the project appropri- ately and/or submit affidavits of payment signed by all subcon- tractors. 7. Failure to obtain proper permits for work in progress. 8. Failure to treat homeowners with respect and courtesy. Contractors will be notified of their proposed debarment and will be afforded the opportunity to comment or appeal the action. All appeals AAA005CE 2. a deferred Payment loan with the loan amount being based on 95% of the total project cost. A detailed description of the deferred payment loan is found below after section VII.C. *DESCRIPTION OF A DEFERRED PAYMENT LOAN A deferred payment loan shall carry 0% interest and continues until the applicant satisfies the conditions listed in the promissory note executed prior to project start date. There are no monthly payments. Deferred payment loans are secured by a lien on the property. The lien will be for 120 months (TEN years). For each month the homeowner lives on the property, 1/120 of the total deferred payment loan amount will be forgiven. If the rehabilitated dwelling is sold or transferred before the lien period expires, the homeowner is credited for every month spent in the house. The credit is subtracted from the total loan amount. The unforgiven balance is owed and becomes due upon sale or rental of the property to the Community Development Program and received and used thereof as program income. The City of Denton will be in the let lien position on all rehabilitated dwellings. However, in situations where 1st lien position is not feasible, the City will accept a lower lien position subject to the review and approval of the Community Development Administrator. The lien will not be forgiven until the following conditions are met: 1. the homeowner must reside in the unit for a period not less than ten years; and 2. the property must be maintained to meet city code require- ments; and 3. mortgage payments must be met on a timely basis; and 4. homeowner must provide documentation of adequate homeowner's insurance, including casualty and fire coverage, and the City must be listed on the Certificate of Insurance to be notified in case of policy cancellation; and 5. in the event of a sale or transfer of ownership during the ten-year period, the following conditions will apply: a. sell or offer the assumption of the loan to a low/moder- ate income family approved by the Community Development Office; or b. make the unit available for lease to a low -moderate income family by making the unit priced affordable and maintaining the unit to meet applicable city codes. 6. if within this ten-year period the homeowner defaults on their deferred payment loan, and/or if the homeowner defaults on payments on their 3% interest loan, the loan will be called due in full and foreclosure proceedings may be initiated. The City will make every effort to work with the homeowner to avoid foreclosure and will examine each situation on a case by case basis. D. The level of monetary assistance will be determined prior to rehabilitation. A structural evaluation will be completed. Each structure will be assessed and the type and level of assistance will be determined by the Community Development staff whether the repairs needed are (a) Minor, (b) Moderate, (c) Major, (d) Extensive or (e) Reconstruction. Allocations will be as follows: AAA005CE must be made in writing to the Community Development Office at least 15 days after the date of the notification letter. Contractors debarred from the Homeowner Rehabilitation Program may no longer contact homeowners receiving CDBG or HOME grant funds with the intent of providing a bid on the project. VII. DESCRIPTION OF FINANCIAL ASSISTANCE PROGRAMS The City of Denton has three financial assistance categories for those who qualify for the Homeowner Rehabilitation Program. These categories are based on the Qualifying Income Limits and Ranges for the City of Denton's Federally Assisted Programs (see appendix 3 to these guidelines for current income limit ranges). A description of the financial assistance categories and their requirements are: A. Fifty Percent Reconstruction Loan/Fifty Percent Deferred Payment Loan• Clients whose gross annual household income falls above 65% up to 80% of the area median family income limits will qualify for this two-part loan; 1. a 3% interest loan with the loan amount being based on 50% of the total project cost. The 3% loan will be amortized over a 10-year period (120 months). The lien will not be released on this part of the loan until all 120 payments are received in full by the City of Denton; and 2. a deferred payment loan with the loan amount being based on 50i of the total project cost. A detailed description of the deferred payment loan is found below after section VII.C. B. Twenty-five Percent Reconstruction Loan/Seventy-five Percent Deferred Payment Loan: Clients whose gross annual household income falls above 50% up to 65% of the area median family income limits will qualify for this two-part loan; 1. a 3% interest loan with the loan amount being based on 25% of the total project cost to be amortized over a 10-year period. The lien will not be released on this part of the loan until all 120 payments are received in full by the City of Denton; and 2. a deferred payment loan with the loan amount being based on 75% of the total project cost. A detailed description of the deferred payment loan is found below after section VII.C. C. Five Percent Reconstruction Loan/Ninety-five Percent Deferred Payment Loan Clients whose gross annual household income falls at 50% or below of the area median family income limits will qualify for this two- part loan; 1. a 3% interest loan with the loan amount being based on 5% of the total project cost to be amortized over a 10-year period. The lien will not be released on this part of the loan until all 120 payments are received in full by the City of Denton; and AAA005CE a) Minor Rehabilitation: $1,000 - $11,000 b) Moderate Rehabilitation: $11,001 - $17,000 c) Major Rehabilitation: $17,001 - $25,000 d) Extensive Rehabilitation: $25,001 or above** e) Reconstruction: See Optional Reconstruction Program Guide- lines ** Under no circumstances will funds in excess of 75% of the esti- mated after rehabilitation appraised property value be spent. Projects that would exceed this program limit are not feasible for rehabilitation. Property owners will be notified that their home is not feasible for rehabilitation and that they may apply for the City of Denton's Optional Relocation Program. E. Repayment Policy for Financial Assistance: The applicant must agree to have a lien placed on their property until they have satisfied the requirements of the promissory note. The lien will remain until the loan has been paid in full. In the event of death of the loan recipient, the remainder of the loan must be paid by whomever becomes the legal owner. If for any reason the loan recipient decides to sell or rent the property before the loan is paid in full, the remaining amount will become due at the time of the sale or upon rental. Liens will remain in effect until the grantee has met all require- ments as specified in the promissory note. In the event of the sale of the property, any unpaid balance of the loan and any unforgiven portion of the deferred payment loan will become due immediately. In the event of the death of the grantee, if a family member who meets the income eligibility requirements resides on the property the loan will continue as stated in the original promissory note. A waiver of these provisions can be requested if the property owner feels that their circumstances require special consideration. Section VIII of these Guidelines explains how to request a waiver. VIII. APPEALS PROVISIONS: A. Request for Waiver: The City of Denton's Homeowner Rehabilitation Program has been developed to adhere to a set of guidelines in order to assure proper administration and management. In the event that an applicant feels that his circumstances require special consideration, he can request a waiver from the usual requirements. All requests for a waiver will be reviewed by the Community Development Administrator on a case by case basis. B. Appeals Procedure: Applicants who have been determined by the Community Development Administrator to be ineligible for rehabili- tation, may appeal this decision to the Executive Director of Planning and Development Department. A written appeal must be submitted. The Executive Director of the Planning and Development Department shall issue a written response within fifteen days of receiving the complaint. Any applicant who feels that they have been unjustly denied rehabilitation assistance under the City's Homeowner Rehabilita- tion Program should follow the appeals procedure outlined above. AAA005CE GENERAL TERMS AND CONDITIONS GENERAL TERMS AND CONDITIONS 1. Property owner agrees to comply with all HUD requirements with respect to Title VI of the Civil Rights Act of 1964, to not discriminate upon the basis of race, color, creed or national origin in the sale, lease, rental, or use of occupancy of the subject property. 2. Property owner agrees to not award any contract for rehabilitation work to be paid for in whole or in part with the proceeds of the grant to any contractor who, at the time, is ineligible under the provisions of any applicable regulations issued by the Secretary of Labor, United States Department of Labor, the Department of Housing and Urban Development, or the Community Development Office to receive an award of such contract. 3. Property owner agrees not to pay any bonus, commission or fee for the purpose of obtaining the Community Development staff's approval of the grant application or any other approval of concurrence required by the Homeowner Rehabilitation Program. 4. The. homeowner will continue to occupy the premises during the rehabilita- tion; but he will cooperate with the contractor in a reasonable manner. Property owner agrees that existing house utility services will be made available to the contractor without charge as follows: electricity, gas, water and telephone (local calls only). Property owner agrees that the City shall be the agent for the owner and as such agent shall hold the funds made available to the owner for the rehabilitation grant for the purpose of the disbursement thereof to the contractor. Property owner agrees that it is his sole responsibility to see that the contractor completes the work specified in his contract to the owner's satisfaction and that the City of Denton has no responsibility for any defects, faulty work or incomplete work by the contractor. The owner further agrees that the City has no liability for warranty of any of the workmanship or materials furnished by the contractor under the contract. The owner further agrees that latent or hidden conditions in the property which were not included in the original inspection and work write-up of the City are not the responsibility of the contractor nor of the City, but remain the responsibility of the owner. 8. As part of the consideration for providing the funds to rehabilitate property as described herein, the property owner agrees to maintain and keep the property in good repair after the completion of the work to be performed by contractor, taking into consideration the ability of the owner to do so. 9. The owner shall issue a written Notice to Proceed within thirty (30) days from the date of acceptance of the contractor's bid and proposal. If the Notice to Proceed is not received by the contractor within this thirty (30) day period, the contractor has the option of withdrawing his bid and proposal. If the contractor chooses to do this a written notice must be delivered to the owner with a copy to the City. The contractor shall not begin the work to be performed until receipt of written Notice to Proceed from the owner after which the contractor shall begin the work within ten (10) calendar days of the date of said Notice and shall complete said work within sixty (60) days or the number of days stated in the Rehabilitation contract. AAA005CE 10. The contractor shall not assign the contract without written consent of the owner and the City and/or its agent. 11. It is agreed between the owner and the contractor that damages due to delay are impossible to determine and that in the event the contractor does not complete the work required under the contract within the specified time, the contractor shall be liable for and shall pay to the City as liquidated damages the sum of one percent (1%) of the total contract amount or $55, whichever is greatest, for each calendar day of delay from the date stipulated for completion in the Rehabilitation Contract until such work is satisfactorily completed and accepted. 12. The contractor shall not be charged with liquidated damages for any delays in the completion of work due to the following: A. Any acts of the government; including controls or restrictions upon or requisitioning of materials, equipment, tools or labor by reason of war, National Defense or any other national emergency. B. Any acts of the owner. C. Causes not reasonably foreseeable by the parties to this contract at the time of the execution of the contract which are beyond the control and without the fault or negligence of the contractor; including but not limited to acts of God or of the public enemy; acts of another contractor in the performance of some other contract with the owner, fires, floods, epidemics, quarantine restrictions, strikes, freight embargoes and weather of unusual severity such as hurricanes, tornadoes, etc. D. Any delay of the subcontractor occasioned by any of the causes specified in Subparagraphs (A) (B) and (C) above, provided that the contractor promptly (within 10 days) notifies the Owner in writing of the cause of the delay. If the facts show the delay to be properly excusable, the owner shall extend the contract time by a period commensurate with the period of excusable delay. 13. The contractor shall not be held responsible for preexisting violations of law including but not restricted to zoning or building code regulations at the property listed in the contract. Before beginning work, the contractor shall examine the work write-up for compliance with the applicable ordinance and codes for the new or replaced work and shall immediately report any discrepancy to the owner. Where the requirements of the work write-up fail to comply with such applicable ordinances or codes for the new or replaced work, the owner and the City will adjust the contract by change order to conform to such ordinances or code and make appropriate adjustment in the contract price unless waivers in writing covering the difference have been granted by the proper authority. 14. The contractor shall comply with all non-discrimination clauses included in the contract; non-compliance will result in termination of the contract. 15. Bids or proposals will be submitted at the bidder's risk and the City or the owner reserve the right to reject any or all bids or proposals. 16. - Subcontractors shall be bound by the terms and conditions of the contract, insofar as it applies to their work. This shall not relieve the general contractor from the full responsibility to the owner for the completion of all work to be executed under this agreement and he shall not be released from this responsibility by any subcontractural agreement he may make with others. AAA005CE 17. When adjacent property is affected or endangered by any work done under this contract, it shall be the responsibility of the contractor to take whatever steps are necessary for the protection of the adjacent property and to notify the owner thereof of such hazards. 18. Repairs shall be made to all surfaces damaged by the contractor resulting from his work under this contract at no additional cost to the owner. Where "repair of existing work" is called for by the contract, the feature shall be placed in "equal to new condition" either by patching or replacement. All damaged, loose or rotted parts shall be removed and replaced and the finished work shall match adjacent work in design and dimension. 19. After the final inspection and acceptance by the owner of all work under the contract including cleanup, the contractor shall submit to the owner for approval his requisition for payment. When the required warranties and the release of liens have been executed by the contractor, the final payment minus a 10 percent contingency will be made which will include any amounts remaining due under the contract as adjusted in accordance with approved change orders and subject to withholding of any amounts due the owner for "liquidated damages" as may be necessary to protect the owner against any claim arising from the contractor's operations under the contract. Payments will be made within 10 days of formal requisition for payment. Only one partial payment may be made when 50% of the work has been completed. 20. A Rehabilitation grant may be made only to cover the cost necessary to bring the dwelling into conformance with Section 8, Existing Housing Quality Standards. The two categories of repairs listed below are to be included as priority items: A. Recuired Repairs: Code violations which create hazardous conditions in regard to safety or health will generally involve the basic heating, plumbing or electrical systems. B. Recommended Repairs: Code corrections or preventive maintenance efforts which should be undertaken to avoid more costly future action. (1) Heating, air conditioning, plumbing and electrical improvements (2) Weatherization (3) Exterior work such as roofing, siding, painting, step and porch repair and retaining walls (4) Interior work such as renovation and repair of existing kitchen and bath facilities. 21. Mobile homes are not eligible for rehabilitation assistance. 22. The Denton County Appraisal District automatically reappraises any house where a building permit is issued. The homeowner should be aware of this fact. If the home is reappraised, yearly property taxes may also increase. 23. Change orders may be made to cover an item of work which cannot be determined until sometime during the course of the rehabilitation work. The Community Development staff shall not consider a change order proposed by a bidder that is not called for in the contract document prepared by the Community Development Office. change orders will be considered as follows: A. Change orders are used to add work necessary to correct incipient items that have been found to be defective after work is in progress but were not anticipated at the time the contract was executed. AAA005CE B. Change order requests will be limited to only those items that must be corrected to meet Section 8 standards and/or city code require- ments. No change orders for recommended or general property improve- ments will be approved. The change order amount is limited to a maximum of 10 percent of the total contract amount. If it is necessary to request a change order to make required repairs and the contract is already at the program's maximum allowable expenditure amount, a work item of less priority will be deleted from the bid proposal in order to compensate for the added amount. However, if there are no work items of less priority to delete from the bid proposal, the project's maximum amount must be approved by the Community Development Administrator. D. Change orders will be used when it is necessary to delete work from a contract for any reason. When items are deleted from the contract, they shall be at their previously bid amount. When items are deleted, but do not have specific costs, in such cases the contract shall be reduced by negotiating the cost at prevailing rates. E. All change orders shall be executed by the homeowner, contractor, and a member of the Community Development staff prior to work being completed. F. Except for the purpose of affording protection against any emergency endangering life or property, the Contractor shall make no change in the work or rehabilitation, provide any extra or additional work or supply additional labor, services or materials beyond that actually required for the execution of the contract. G. All change order requests must be submitted by the contractor, signed by the homeowner and approved by the Community Development Adminis- trator. No claim for an adjustment of the contract price by the contractor or homeowner will be valid unless this is done. H. The approval of a change order shall constitute authorization by the homeowner and Community Development Administrator to change the grant amount equal to the cost of the work added or deleted. I. It may be necessary to change the time of completion due to the addition of certain work items or delays that are beyond the contractor's control. J. If the contractor feels that any of the limitations listed above will result in the incomplete rehabilitation of the structure as specified in the contract, he may appeal the limitation to the Executive Director of Planning and Community Development. 24. If the work completed is not in accordance with the construction contract, a member of the Community Development staff shall advise the property owner of the non-compliance who then shall obtain appropriate action from the contractor. No payment shall be processed on a construction contract until a contractor has satisfactorily completed all necessary corrective action. 25. The owner shall be able to select the color and style of certain materials (i.e. carpet, floor covering, paneling, paint, etc.). No more than one selection of carpet and vinyl may be made. No more than two interior paint choices and two exterior paint choices may be made (main color and trim). AAA005CE 26. The contract warrants that all materials, fixtures, and equipment .furnished by the contractor and its subcontractors shall be new, of good title and that the work will be done in a neat and workmanlike manner. Neither the final payment nor any provision in the contract nor partial or entire use or occupancy of the premises by the owner shall constitute an acceptance of work not done in accordance with the Contract or relieve the Contractor of liability in respect to any express warranties or responsi- bility for faulty materials or workmanship. The contractor shall promptly remedy any defect in the work and pay for any damage to other work resulting therefrom which may appear within a period of one year from the date of final acceptance of the work unless a longer period is specified. The owner will give notice of observed defects with reasonable promptness. 27. Interest of certain federal and other officials: A. No member or Delegate to the Congress of the United States and no Resident Commissioner and no federal employee shall be admitted to any share or part of this contract or to any benefit to arise from same. B. No member of the governing body of the City and no other public official of or within the City or County who exercises any functions or responsibilities in connection with the administration of the Community Development Programs and no other employee of the Depart- ment of Planning and Community Development who exercises any such functions or responsibilities shall have any interest, direct or indirect, in rehabilitation proceeds which is incompatible or in conflict with the discharge or fulfillment of his functions and responsibilities in connection with the carrying out of the Homeowner Rehabilitation Program. The length of time this exclusion shall be in effect is one year following the ending of term of office and shall be binding upon, but not limited to, all of the individuals and agencies herein described. AAA005CE MINIMUM REHABILITATION STANDARDS AAA005CE MINIMUM REHABILITATION STANDARDS Roofs: Roofs should not leak and have no evidence of rotted decking, fascia or soffit. Any roof with two or more layers of roofing must be stripped to the decking. If it is determined a new roof is necessary the decking must be checked for broken or rotted decking and shall be repaired or replaced as needed. Where new decking is required the material shall be one-half inch plywood or one-half inch waferboard to be used with H clips between sheets. All roofs that all stripped shall be replaced with new 30 pound felt paper, the proper flashing and metal drip edge with 240 pound shingles. Any roof with less than a 4/12 pitch shall be covered with rolled roofing, with at least 12 inches of lap, if installation of rolled roofing is not sufficient to promote proper run off roof will be rebuilt. siding and Trim: All exterior siding and trim shall be free of holes, cracks or rotted material which might admit moisture into walls. New siding may be applied only if the cost of new siding and installation is comparable to the repair and painting costs of the existing siding. Windows: All windows and hardware shall operate satisfactorily. cracked or broken windows shall be replaced. Window glazing shall be weather tight and windows shall be weather stripped so as not to allow entry of air and water around the glass, sashes or window casings. All windows shall have screens and working locks. Drainage: The grade of concrete or dirt should drain at least five (5) feet away from foundation walls. Site Improvements: All replaced concrete surfaces are to be level with the widths to match the existing surfaces. All steps both concrete or wood that pose a threat to the occupants shall be repaired or, if necessary, replaced with treated material or concrete. Foundations and Piers: Skirting shall be six (6) inches underground level. If it is necessary to install skirting, new 22 or 24 gauge skirting shall be used. Kitchens: Kitchens shall have a specific area which contains a sink with hot and cold running water, counter work space, storage space for food and apace for storage of cooking utensils. Stairs: All stairs shall provide for the safety of ascent and descent. All treads and risers should show no evidence of breakage or have evidence of excessivewear. All stairs shall be equipped with handrails. Utility Areas: Gas or oil fired water heaters or furnaces shall not be located in the bathrooms or bedrooms. In addition to all plumbing and electrical codes, water heaters, air conditioners, and furnaces shall be enclosed with a sealed door and adequate upper and lower combustion air. All washer and dryer hookups must meet City Code. Structural System: The wood, masonry or steel components shall be in serviceable condition for the expected useful life of the rehabilitated building. Structural members which are in seriously deteriorated condition shall be replaced. AAA005CE Sagging and non -level floors shall be raised and stabilized as level as possible without causing interior damage. Termite inspection is required and treatment shall be done if evidence of active infestations exist. A certified pest control company will carry out the treatment and present documents of proof and warranty. Electrical System: All replacement of existing wiring and equipment shall be done in conformance with the National Electric Code and the City of Denton Code. Any potential source of electrical hazard or ignition of combustible material shall be corrected. GFI outlets shall be used in bathrooms, kitchen, garage, and exterior recepta- cles. Additional outlets shall be added to eliminate extension cords and, at the request of the City Inspector, to meet City Codes. Plumbing: The plumbing system shall operate free of fouling and clogging, and not have cross -connections which permit contamination of the water supply or back siphonage between fixtures. All sinks, lavatories, water closets, water heater, and other plumbing fixtures shall have accessible cutoff valves. All fixtures shall have P-traps, necessary vents and be properly connected to a public or private sewage disposal system. All sewer lines shall have accessible cleanouts. All water heaters shall be installed with double wall vent stack, a pop -off valve, and overflow to the exterior of the structure. Mechanical Equipment: All gas fired heating units must be vented with double wall pipe and proper upper and lower combustion air. The unit shall not be installed in a living area such as bedrooms or under stairways. Rigid gas pipe must be used to supply heating units with a maximum of three (3) feet of flexible pipe from the stop to the appliance. All duct work shall be properly sealed from the heat source to the register vent and from the return air supply to the heat source. HVAC duct insulation must be R-4 or greater and pipe insulation must be R-2 or greater. Insulation and Weatherization: An R-30 insulation value in the attic shall be required. Exterior Doors: All exterior doors shall be solid core. All locks shall be capable of tightly securing the door and shall be readily openable from the inside without the use of keys. All exterior doors shall be weather stripped so that there is no significant entry of air or water into the structure. Porches and Decks: All porches and decks shall be safe and capable of supporting anticipated loads. All porches and decks in deteriorated condition and which serve no useful purpose or which are not economically repairable shall be removed. Porches and decks thirty (30) inches above grade shall have guardrails and flights of stairs with four (4) or more risers. They shall have a handrail on at least one side. AAA005CE Gutters and Downspouts: Gutters and downspouts should exist where they are deemed necessary to promote proper drainage. Gutters will not normally be installed if they do not already exist. Downspouts that cannot be connected to drain tiles shall have splash backs with proper site grading. Chimneys and Vents: Furnace and water heater vents shall be double wall vent pipe. Existing unlined masonry chimneys having open mortar joints or cracks shall be removed or made safe by installation of a UL approved flue liner. Vent -a -hood stacks shall be vented through the roof. Interiors: All floors, walls, and ceilings shall be maintained in good, clean, and sanitary condition. All peeling paint, cracked or loose plaster, and other defective surface conditions shall be eliminated. All doors shall be opera- tional. Carpet and vinyl that is badly worn, torn or too dirty to be cleaned shall be replaced. This shall be determined by the C.D. Housing Inspector. Existing carpet shall be cleaned by a commercial steam cleaner, if necessary. Bathrooms: An operational water closet, tub or shower, and lavatory should be in the bathroom. Hot water should flow to the lavatory and tub or shower. Cold water should be supplied to all fixtures. Either a window or an exhaust fan must be present to properly vent the bathroom. Cabinets: Built-in kitchen cabinets shall be repaired up to 50 percent of the cost of new cabinets. Bathroom cabinets are not required. AAA005CE APPENDICES APPENDICES Appendix 1 . . . . . . . . . Carrying Out Energy -Saving Require- ments for Single -Family Buildings Appendix 2 . . . . . . . . . Section 8 Existing Housing/Program Appendix 3 . . . . . . . . . QUALIFYING INCOME LIMITS AND RANGES FOR THE CITY OF DENTON'S FEDERALLY ASSISTED PROGRAMS AAA005CE Appendix 1 Carrying Out Energy -Saving Requirements for Single -Family Buildings Homes consume about 20% of all the energy used in the U.S. Of this amount, about 50 to 60% is used for heat. Another 12 to 15% heats water and about 5 to 8% is used for air- conditioning. Lighting and appliances take from 12 to 20%. Since so much of the energy goes for heat and hot water, that is where most savings can be realized and that is why weatherizing, or retrofitting, a house is so important. Just how much energy a particular house will use depends on many factors, including; 1. The climate where the house is located 2. The size and design of the building and its orientation to the sun 3. How well the building is currently insulated 4. How effectively the existing caulking and weatherstripping prevent air infiltration 5. Whether the building is air- conditioned 6. The occupants' energy.consumption habits Chapter 2 provided an overview of the general and particular requirements for single-family buildings. This chapter will help rehabilitation specialists, single- family property owners, HUD Area Applying the Cost-EBective,l nergy Standards In Rehabilitation Projects Office personnel, and others focus on ways of reducing heat loss and conserving energy in accordance with those requirements. DEFINING A SINGLE-FAMILY BUILDING A single-family detached house is a single dwelling unit that stands alone with four sides exposed. Single-family attached structures are dwellings such w duplexes (which are, in effect, two single-family houses that share a common wall) and rowhouses or townhouses (several single-family houses attached to each other). In addition, there are large, usually older, structures consisting of two to fou separate dwelling units that are struc- turally similar to the single-family detached house. This chapter pertains primarily to single family buildings with either a wood - frame construction (in which wooden studs, joists, and beams matte up the building's frame) or a masonry construc tion. However, the calculation tables for single-family buildings are applicable only to wood -frame construction types IS that have cavities in the walls where insulation may be placed. ENERGY REVIEW To pinpoint the areas in a single-family building that can benefit from energy conservation measures, an energy review is needed. The energy review is actually part of the rehabilitation inspection. While inspecting the structural condition of a building's roof and walls, for example, the person conducting the inspection would also make note of insulation needs, the absence of storm windows, and so forth. Upon completion of the combined rehabilitation inspection - energy review, he or she would use the calculation tables shown in Chapter 2 to determine the most cost-effective measures. REDUCING HEAT LOSS As noted in Chapter 2, HUD Energy Standards recognize that energy -saving improvements must be tailored to the type of building and the kind of rehabilitation being carried out. In all cases, however, the improvements must be cost-effective. In most houses, the first practical step toward energy savings is blocking the flow of air into (infiltration) and out of (exfiltration) the building. To minimise this heat loss involves, among other things, caulking or weatherstripping all cracks or joints including those around windows and doors that are tightly shut. Reducing heat loss in this way is so clearly cost-effective, it is a general requirement for any project approval under the HUD rehabilitation programs mentioned in Chapter 1. Some Facts About Air Flow Heat flows from its source to a colder area Hot air also rises. For these reasons, when houses are heated in winter, the hot air is always trying to get out and the cold air is always trying to come in. In summer, of course, the opposite is true. Air cooled by air- conditioning will be pushed outside by the flow of warmer air coming in. Movement of heat results from radia- tion, conduction, or convection, or some combination of these three. Radiation occurs when a source of heat, such as the sun or a hot radiator, sends out heat waves. Heat radiation through glass windows is welcomed in the winter, but in the summer, it can introduce unnecessary heat into a building. Conduction is the flow of heat through one physical material to another or just out into the air. Insulating materials help to reduce heat conduction substantially. Convection occurs because warm air is lighter than cold air and will move upward. As cold air becomes warm, it rises. More cold air moves in to replace it, and it too becomes warm and rises. An air current develops that moves heated air around a space in a predictable direction. For this reason, most heating devices are put in or close to the floor. Combinations are frequently involved in the movement of hot air. Radiators radiate heat and warm an entire room due to convection. Radiators also conduct through their metal casing. In the winter, heat radiated by the sun and conducted through glass windows can be a welcome additional source of warmth for a home. Studies have shown that a substantial amount of indoor heat is lost as it moves through cracks and openings in the building, including electrical outlets and switches in outside walls. Major beat losses also result from convection as warm air moves up furnace flues and fireplace chimneys. Caumng and weathw- stripping are two energy -saving improve- ments designed to reduce this beat loss that causes high heating and cooling bills. Caulking' Caulking is a very simple way to greatly reduce unwanted air flow. Filling cracks and openings in outside walls with a caulking compound is an easy, economi- cal way to realize large savings in energy costs. Homeowners can maximize their savings, of course, by applying caulking themselves rather than paying someone else to do it. It is not a difficult job. When selecting caulk, note that materi- als of different quality are available. There are three basic types of caulk. Oil - or resin -based caulk is the least expensive, but it is also the least effective. It is readily available and will bond to most surfaces, but it tends to harden and crack after 2 to 4 years. Some how-to guides advise against using it. Latex and butyl -based caulks are a little more expensive, but they are much more durable than oil -based caulks. They usually last from 6 to 20 years a- ' hold up well to building expansion at J contraction caused by. changes in temperature. Elastomeric caulks, such as polyure- thanes, silicones, or polysulfideS, are the most durable and most expensive caulks. They will last 20 years or more and are exceptionally good at withstanding the type of expansion and contraction caused by extreme temperature fluctua- tions. Elastomeric caulks can also be used with filler material, such as oakum, caulking cotton, sponge rubber, or fiberglass, to close large cracks. Most caulking compound comes in tubes. Directions on the tube tell how to cut the nozzle and apply the compound with a caulking gun. Caulking guns are inexpensive and readily available at hardware stores and building -supply houses. Apply caulking to all fixed joints, for example: ■ Around windows and doors where frames meet siding *This is a general requirement. 16 Applying the Cost -Effective Energy Standards in Rehabilitation Projects %pyLiWX �.f�xy,•:n.Wh..�vsww:S'ij! k 3' zi't:�� 6°....*..�a�»;1`.e..-, w=iw, �^ ' ■ Between windowsills and siding ■ Between plates and foundation ■ Around all holes for pipes, ducts, or electric conduits through outside walls ■ Around all holes through a wall separating heated and unheated -spaces, such as attached garages, storerooms, or attics . ■ Between unheated porches and the main body of the house ■ Where the chimney or masonry meets the siding ■ Around the outside of water faucets This list is not exhaustive. For more information, refer to the reference guides suggested at the end of this chapter. WEATHERSTRIPPING+ Weatherstripping, like caulking, reduces unwanted air flow. Caulking is applied to fixed joints; weatherstripping is applied to the moving parts of doors and windows. Weatherstripping comes in strips of thin -spring metals, rolled vinyl, felt sweeps, or foam rubber. These materials help to seal windows and doors tightly to prevent air -leaks. While most weatherstripping can be applied to both doors and windows, some types are designed to be used on either one or the other. ilia -spring metal weatherstripping can be used on both doors and windows. Though it is somewhat difficult to install, it is the most durable (and most expensive) type of weatherstripping. It is virtually invisible', when in place. Rolled, or flexible, vinyl is durable and easy to install. It is made with a metal backing for doorsand without a backing for windows. Felt and foam -rubber weatherstrip- ping are inexpensive and easy to install, but they are not very durable. They tend to shrink after a short period of time. Some types have a self-adhesive . , backing. These types should never be used where friction occurs. *This is a general requirement. Door sweeps, consisting of vinyl or felt - backed metal strips, can be applied to the bottom of doors to reduce air infiltration. Many how-to guides are available that provide detailed, step-by-step instruc- tions for installing weathersttipping. Some of these guides are listed at the end of this chapter. INSULATING REPLACEMENT HVAC SYSTEMS* Because of conduction, as much as 40% of heating and cooling energy can be lost through uninsulated pipes and ducts in cold areas. For this reason, when replacing heating, ventilating, and air- conditioning systems, HUD Energy Standards require that all pipes and ducts be insulated. All supply and return pipes and ducts in the new HVAC system should be insulated to the following specifications whenever they run through uncondi- tioned spaces: duct insulation must be R-4 or greater, and pipe insulation must be R-2 or greater. (Refer to the section on insulation later in this chapter for an explanation of R-values.) it is not difficult to insulate pipes and ducts. Duct insulation generally comes in blankets 1 or 2. inches thick. A vapor barrier should be attached to the exterior side of insulation for air-conditioning ducts. Seal the insulation joints tightly to stop condensation. Before you insulate, seal all duct seams tightly and tape any leaks. Various how-to guides discuss the application of pipe and duct insulation. (See references at the end of this chapter. Pipe insulation is available either as ure- thane foam or fiberglass. Urethanejoam can be purchased as a foam tube 6 or 8 feet long. To apply, simply make a slit *This is a general requirement only if the system is being replaced. It is desirable at other times if the pipes are accessible. Applying the Cost -Effective Energy Standards in Rehabilitation Projects along the side of the tube and slip it over the pipe, sealing it with duct tape at the joint. Fiberglass pipe insulation often comes with a paper barrier backing. This backing may not be suitable for use as a vapor barrier. Be sure to read the instructions. To apply fiberglass insula- tion, make a slit down the length of the side of the fiberglass and wrap it around the pipe. Seal the joints with duct tape or the paper backing. Unlike heating and cooling systems, in a home hot-water pipes for domestic systems are used only sporadically. A rehabilitation specialist should deter- mine whether it is feasible and cost- effective to insulate the hot-water pipes. HIGH -EFFICIENCY HVAC SYSTEMS' A HVAC system that is improperly adjusted or is poorly suited to a building may waste an enormous amount of energy. For instance, a system that is "oversized" operates inefficiently. An oversized system is one that produces more heat or air-conditioning than the space it is servicing requires. For example, if a heating system runs on a steam boiler, it would be inefficient to boil more water than is needed to heat the house. The oversized system burns fuel and heats up the room too quickly. and then shuts off. Excess heat that ordinarily would have been pushed into the room by a properly sized system now merely remains in the pipes because the system is turned off. Often this excess heat is lost through the furnace flue or simply cools down in the pipes. Furthermore, the constant on -and -off action of the system wastes fuel. In contrast, a properly sized system that matches building needs may run longer but will use less fuel because it burns fuel at a slower rate. *This is a general requirement only if the system is being replaced. It is desirable at all times if the present system is oversized. 17 666-,96 0 - 82 - 2 , p1 3 11, For these reasons, the Energy Standards require replacement HVAC systems to have high -efficiency systems and bumers that are not oversized by more than 15%. A competent installation contrac- tor can determine which system is most efficient for a residence. The efficiency of a system is often affected by its size, relative to the building needs, as well as by any changes made to save fuel. Any energy - conserving improvement —such as in- stalling insulation in ceilings and walls or adding storm windows —can cause a heating system to become oversized. It is a good idea to recheck the system after making modifications and correct any oversizing. Oil or gas system parts can sometimes be repaired or replaced at minimal effort and expense. For in- stance, the amount of fuel consumed by an oil furnace may be reduced as much as 20% simply by repairing a faulty burner nozzle or by installing a smaller one. Although such modifications do not require replacement of the entire HVAC system, they are generally cost-effective and should be considered. ADDITIONAL ENERGY CONSERVATION MEASURES* The Energy Standards require such thermal improvements as the installation of insulation and storm doors and windows only if it is cost-effective and feasible to do so. (See Chapter 2.) If the proposed rehabilitation requires the removal of interior or exterior walls, ceilings, or floor coverings, the level of insulation may need to be upgraded If it involves replacing window sashes or similar extensive repairs, storm windows and doors may also need to be added Although the Energy Standards only require that these measures be taken in that portion of the building being rehabi& tated, consideration should also be given to adding insulation in attics and installing storm doors and windows where and whenever it is cost-effective. *Required only if cost-effective. Although not required if the structural component is not affected, such improve- ments can save a considerable amount of energy and reduce fuel costs signifi- cantly. In most circumstances, if the energy savings do not pay for the required im- provements over either the term of the loan or the useful life of the improve- ment (whichever is shorter), the im- provement should not be made. (See Chapter 2 for procedures to determine cost-effectiveness.) Insulation* An adequate level of insulation will benefit a house or building in many ways: Insulation slows down the rate of heat conduction, keeping heat in living areas for longer time periods. As a result, less heat is used in winter and air conditioners usually operate for shorter periods in summer without sacrificing comfort. Adequate insulation may also affect the efficiency of heating and cooling systems and permit "downsizing." For instance, more efficient furnaces, furnace flues, air conditioners, and duct systems may be installed Smaller, more efficient units or downszzed nozzles may be possible to use to improve efficiency and savings. Additionally, insulation helps to sound- proof. Because it is usually fire resistant, insulation may serve as a deterrent to the spread of fire. The type of insulation and the best installation method may vary from one case to another. The level of effective- ness of an insulation material is stated as its R-value. R value is the degree to which a material is able to resist heat flow. The higher the material's R-value, the greater is its ability to insulate. Building materials as well as insulation materials have different R-values. These must be considered in determining the total thermal resistance of a building. *This is required if cost-effective and when rehabilitation involves that portion of the building to be insulated. Most insulation packages list the R-value of the contents in compliance with Federal Trade Commission (FTC) regulations. However, for insulation previously installed, the R-value can be estimated by first measuring in inches the thickness of the insulation. This figure is then multiplied by 3.0 for an approximate R-value. There are several types of insulation: baits and blankets, loose -fill, and rigid board.* Batt and blanket insulation, like most home insulation, is made of mineral fibers, either processed fiberglass or rock wool. Batts and blankets are used to insulate unfinished attic floors, un- finished attic ceilings, unfinished walls, and the underside of floors. This type of insulation is best suited to a standard joist or ratter spacing of 16 or 24 inches. Both baits and blankets come in widths .of 15 and 23 inches. They are availaF•'- either with or without a vapor barrio :, ) backing. Batts generally come ., �✓ sections 4 or 8 feet long. Blankets come in long rolls that are cut to the desired length for installation. Loose -till Insulation is either poured in or blown into floors or walls. Poured -in loose -fill is made from cellulosic fiber, rock wool, fiberglass, granulated cork, vermiculite, slag, and other fibers. It is used to insulate unfinished attic floors. Blown -in loose -fill is made from cellu- losic fiber, rock wool, or fiberglass. It is used to insulate unfinished attic floors, finished attic floors, and finished frame walls. It can be poured into the cores of masonry blocks. Loose -fill insulation is the best type to use for irregularly spaced joists or rafters or in areas where there are many obstructions: If an existing wall has any insulation, or if a vapor barrier does not exist, or if not being made accessible, the Energy Standards do not require blowing or pouring additional insulation. *The U.S. Consumer Product Sala J Commission has banned the use of formaldehyde foam insulation. 18 Applying the Cost -Effective Energy Standards in Rehabilitation Projects As loose -fill insulation, cellulosic fiber has approximately 30% more insulating value than rock wool for the same number of inches installed. It is chemically treated for fire and moisture resistance. Check the bags, which should be clearly labeled to show the material meets federal specifications for fire resistance. Rigid board insulation is made from fiberglass, polystyrene, and polyure- thane. It is usually 10 to 24 inches wide and 48 inches long and comes in a variety of thicknesses with a high insulating value. This type of insulation is in basement walls, on the outside of stud walls as sheathing, or as perimeter insulation on masonry walls and in .cathedral ceilings. Polystyrene and polyurethane rigid board installed on the inside wall surface must be covered by Si -inch gypsum wallboard for fire resistance and should be installed by a reputable contractor. Storm Doors and Windows* A rehabilitation specialist will determine whether the application of storm doors and windows is feasible and cost- effective. Storm windows are usually a good idea. However, three layers of window glass are not recommended. Three layers are cost-effective only when existing windows are double - glazed or when the sash is completely' replaced. If the sash is replaced, . insulating frames should be installed in very cold areas. A storm door or thermal door is recommended if the primary door is hollow -core or if it is more than 25% glass. A storm door is a glass door that is installed outside of the primary door. A thermal door is a tight -sealing door made with insulating material and is installed in place of the primary door. Storm doors and windows reduce heat loss and air infiltration by creating a 'This is required only if cost-effective and when rehabilitation involves that portion of the house. dead air space between themselves and the primary door or window. Storm doors and windows may be installed in several ways. Make -it - yourself doors and windows are assem- bled by the homeowner and then installed. Ready-made doors and win- dows come already assembled and are purchased in the most suitable size. Custom-made doors and windows are specially made to the exact measure- ments. Custom-made windows and doors fit best and last longer than the other types, but they are more ex- pensive. Regardless of the type installed, storm doors and windows should fit well and be properly caulked and weather- stripped. If it is not possible to install storm doors and windows throughout the building, they should be installed on the sides facing north and toward the prevailing winds, where they will be most cost- effective. In existing houses, storm windows tend to be more cost-effective than double -pane windows for two reasons: They reduce air infiltration around the window sash, and they are less expensive to install. A number of types of storm windows i available. Single -pane glass, plastic sheet, or rigid plastic storm windows are easily installed in the fall and removed in the spring. Triple -track glass or combination storm windows are used for double - hung or sliding windows. These come with screens and can be easily opened and closed for ventilation. (Double-tra, units without screens are available at lower cost.) If installed properly, plasti storm windows are as effective as glass ones. MOISTURE PROBLEMS After thoroughly insulating and weathe izing a house, moisture problems coulc occur because all the leaks through which moisture could escape have bee: closed off. In the home, people generar moisture from bathing, cooking, and body heat. There is always moisture it the air. The trick is to stop it from condensing. Vapor barriers and ventila lion are two simple answers to this potential problem. Figure 1 FLOW OF MOISTURE IN A BUILDING OUTSIDE Cold Air �E— Exterior Surface Insulation INSIDE Warm Air WARM VAPOR BARRIER -E- -*- FLOW OF MOISTURE E— r(— COLD VAPOR BARRIER Applying the Cost -Effective Energy Standards in Rehabilitation Projects Vapor Barriers A vapor barrier is a specially treated paper, thin plastic sheet, or low- permeance paint that prevents condensa- tion of water vapor inside a house. The term "vapor barrier," which is com- monly used in construction, is somewhat misleading. Vapor barriers do not completely bar the transmission of water vapor. They are actually vapor -resistant membranes that should have a vapor permeance (the rate that moisture can pass through materials) of not more than one perm (see Glossary). For this reason, the term "vapor retarder" is often used for vapor barrier. Moisture generated inside tries to move out of the building. (See Figure 1.) Vapor barriers are important because they stop this moisture in a warm area where it will not condense. For this reason, vapor barriers should be applied to the plasterboard or drywall of a wall or ceiling next to existing insulation and on the warm side of insulated floor sections over crawl spaces. U additional insulation is put in, be sure that a second vapor barrier is not applied between layers of insulation. A second vapor barrier would trap moisture between layers of insulation and eventually ruin it. Moisture that is trapped within a building wall could also cause the structural members to rot. Consult an energy auditor or rehabilita- tion specialist for the proper use of vapor barriers in ceilings. Ventilation Proper ventilation in attics is important to remove excess moisture from the house. If an attic has insulation but no vapor barrier, a good rule of thumb for determining the minimum ventilation area is to take the square footage of the floor area of the attic and divide it by 150. Thus a 1,500-square-foot attic . should have 10 square feet of clear, unobstructed ventilation area (1,500 150 = 10 sq ft). If the attic has both insulation and a vapor barrier, find the ventilation area by dividing the floor area by 300 (for example, 1,500 _ 300 =5sq. ft.) Attic ventilation works best with two or more vents to permit circulation of air. If possible, use a high and a low vent —for example, an eave or soffit vent at the bottom of the roofline and a gable or ridge vent in the upper part of the roof. CASE STUDY The following case study is intended to show how rehabilitation specialists determine the best application of energy - saving improvements to a rehabilitated dwelling. Examining a Single -Family Home The owners of a single-family home in Boston have applied for a Section 312 Rehabilitation Loan. They have been told that they are eligible for a loan at 3% for 20 years. A rehabilitation specialist has undertaken an energy review, and has obtained the following information. ■ Heating oil at $1.05 per gallon is used to heat the house. ■ Electric air-conditioning at $0.08 per Kwh is used to cool the house. ■ Boston has a total of 5,634 heating degree days. ■ Boston has a total of 800 cooling hours. ■ The current ceiling insulation has a value of R-2. There is no insulation or vapor barrier in the walls and no insu- lation in the floor over the basemen• The rehabilitation specialist also noea— that the basement and attic were not heated and the windows are all single - glazed. No replacement of mechanical equipment is recommended at this time. Using this information and the calcula- tion tables shown in Chapter 2, the rehabilitation specialist develops the following summary chart: SUMMARY CHART a Location: Boston, Massachusetts a Section 312 Rehabilitation Loan program (Finance terms, 20 years @ 3%) FUEL TYPE Building Component Oil Gas @ $1.05/gal @ $0.55/therm Electricity @ S0.08 Kwh ceiling R 38 R 38 R 38 Floor R19 R19 R19 wail R 13 R 13 R-13 Glazing Double Double Double Door Storm or Thermal Storm or Thermal Stony or Thermal 20 Applying the Cost -Effective Energy Standards in Rehabilitation Projects Planning the Rehabilitation The proposed rehabilitation involves the removal of coverings for three exterior walls and most of the ceiling. Removal of the floorboards over the unheated basement will also be necessary. Replacement of the primary storm sashes is contemplated where exterior walls will be removed. A vestibule is planned for the front entrance, which should help to conserve energy. Applying Energy -Saving Improvements Given the proposed rehabilitation and the recommended energy -saving im- provements, the rehabilitation specialist can make the following recommenda- tions concerning the application of improvements. Ceilings. Although the ceiling does not have a vapor barrier between the rock lath and current insulation, if adequate ventilation is provided, a vapor barrier can be omitted. Since the recommended insulation level is R-38 and the current insulation value is R-2, Table 6 (page 12) indicates that as much insulation as possible should be added up to the R-38 level. Thus it is cost- effective to add approximately 9 inches of batt and blanket insulation up to the depth of the structural member. Walls. Since no interior vapor barrier and no insulation currently exist, an effective vapor barrier and insulation should be installed up to the level of R- 13. Loose -fill or batt and blanket insulation could be used. Floor (Over Unheated Space). The recommended insulation level of R-19 can be achieved within the depth of the joists. However, due to the presence of electrical wiring. Piping, and bracing in the basement ceiling, the installation of insulation might not be cost-effective. Installation cost -estimates should be reviewed before a decision is made. Windows. Since the primary sashes for windows on three walls are going to be replaced, double- or triple -glazed windows could be added. However, while double -glazing reduces conductive heat loss, it is not as effective at reducing air infiltration as storm windows. Therefore, storm windows should be applied to all windows. Door. The proposed vestibule pre- vents the need for a storm or thermal door at the front entrance. However, for side and back entrances, storm or thermal doors should be installed. Building Envelope. Caulking and weatherstripping should be applied wherever it is nonexistent or inadequate. Since the building is located in a cold climate, a durable elastomeric caulk should be applied. Spring bronze weatherstripping is recommended for doors and windows since it is the most durable type. RECOMMENDED READING Several weatherization guides are avail- able to help make homes energy efficient. The following three booklets are particularly useful. insulation Manual: Homes/Apart- ments. 2nd Edition (Prepared by NAHB Foundations, Inc., Rockville, Maryland, September 1979, 148 pages). This detailed guidebook discusses all aspects of insulation. A variety of installation techniques are covered, most of which assume some basic knowledge of construction on the part of the reader. (Available from NAHB, Publication Order, 15th and M Streets, N.W., Washington, D.C., 20005. Price $10.00.) How to Save Money by Insulating Your Home. .(Federal Energy Ad- ministration, National Mineral Wool Association, Inc., September 1974, 16 pages). This well -illustrated guide dis- cusses installation techniques for weatherstripping and caulking as well as insulation. (Available from Office of Weatherization, Department of Energy, Washington, D.C., 20461. Also avail- able from National Mineral Wool Association, Inc., Summit, N.J., 07901. Price 304, discounts for large orders.) In the Bank or Up the Chimney? (Department of Housing and Urban Development, April 1975, 72 pages). This guidebook provides simple, detaile instructions for either contractor or do- it-yourself installation of caulking, weatherstripping, storm doors and win- dows, and insulation (attics, floors, and walls). (Available from Superintendent of Documents. U.S. Government Print- ing Office, Washington, D.C., 20402, Stock Number 023-000-W297-3. Pric $1.70. ) Another excellent resource for free publications on do-it-yourself weatheri- zation techniques is the Residential Energy Services Department (or a similar consumer -oriented office) main- tained by most local utility companies. Applying the Cost -Effective Energy Standards to Rehabilitation Projects Appendix 2 SECTION 8 EXISTING HOUSING/PROGRAM 5-882.109 Housing quality standards - Housing used in this program shall meet the Performance Requirements set forth in this section. In addition, the housing shall meet the Acceptability Criteria set forth in this section except for such variations as are proposed by the PHA and approved by HUD. Local climatic or geological conditions or local codes are examples which may justify such variations. (A) Sanitary Facilities - (1) Performance Requirement. The dwelling unit shall include its own sanitary facilities which are in proper operating condition, can be used in privacy, and are adequate for personal cleanliness and the disposal of human waste. (2) Acceptability Criteria. A flush toilet in a separate, private room, a fixed basin with hot and cold running water, and a shower or tub with hot and cold running water shall be present in the dwelling unit, all in proper operating condition. These facilities shall utilize an approved public or private disposal system. (B) Food Preparation and Refuse Disposal - (1) Performance Require- ment. The dwelling unit shall contain suitable space and equipment to store, prepare, and serve foods in a sanitary manner. There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage where necessary. (2) Acceptability Criteria. The unit shall contain the following equipment in proper operating condition: cooking stove or range and a refrigerator of appropriate size for the unit, supplied by either the owner or the Family, and a kitchen sink with hot and cold running water. The sink shall drain into an approved public or private system. Adequate space for the storage, preparation and serving of food shall be provided. There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facili- ties for temporary storage where necessary (e.g. garbage cans). (C) Space and Security - (1) Performance Requirement. The dwelling unit shall afford the family adequate space and security. (2) Acceptability Criteria. A living room, kitchen area, and bathroom shall be present; and the dwelling unit shall contain at least one sleeping or living/sleeping room of appropriate size for each two persons. Exterior doors and windows accessible from outside the unit shall be lockable. (D) Thermal Environment - (1) Performance Requirement. The dwelling ;unit shall have and be capable of maintaining a thermal environment healthy for the human body. (2) Accept- ability Criteria. The dwelling unit shall contain safe heating and/or cooling facilities which are in proper operating condition and can provide adequate heat and/or cooling to each room in the dwelling unit appropriate for the climate to assure a healthy living environment. Unvented room heaters which burn gas, oil or kerosene are unacceptable. (E) Illumination and Electricity - (1) Performance Requirement. Each room shall have adequate natural or artificial illumina- AAA005CE tion to permit normal indoor activities and to support the health and safety of occupants. Sufficient electrical sources shall be provided to permit use of essential electrical appliances while assuring safety from fire. (2) Acceptability Criteria. Living and sleeping rooms shall include at least one window. A ceiling or wall type light fixture shall be present and working in the bathroom and kitchen area. At least two electric outlets one of which may be present and operable in the living area, kitchen area, and each bedroom area. (F) Structure and Materials - (1) Performance Requirement. The dwelling unit shall be structurally sound so as not to pose any threat to the health and safety of the occupants and so as to protect the occupants from the environment. (2) Acceptability Criteria. Ceilings, walls and floors shall not have any serious defects such as severe bulging or leaning, large holes, loose surface materials, severe buckling or noticeable movement under walking stress, missing parts or other serious damage. The roof structure shall be firm and the roof shall be weather tight. The exterior wall structure and exterior wall surface shall not have any serious defects such as serious leaning, buckling, sagging, cracks or holes, loose siding, or other serious damage. The condition and equipment of interior and exterior stairways, halls, porches, walkways, etc., shall be such as not to present a danger of tripping or falling. elevators shall be maintained in safe and operating condition. In the case of a mobile home, the home shall be securely anchored by a tie -down device which distributes and transfers the loads imposed by the unit to appropriate ground anchors so as to resist wind overturning and sliding. (G) Interior Air Quality - (1) Performance Requirement. The dwelling unit shall be free of pollutants in the air at levels which threaten the health of the occupants. (2) Acceptability Criteria. The dwelling unit shall be free from dangerous levels of air pollution from carbon monoxide, sewer gas, fuel gas, dust, and other harmful air pollutants. Air circulation shall be adequate throughout the unit. Bathroom areas shall have at least one openable window or other adequate exhaust ventilation. (H) Water Supply - (1) Performance Requirement. The water supply shall be free from contamination. (2) Acceptability Criteria. The unit shall be served by an approved public or private sanitary water supply. (I) Lead Based Paint - (1) Performance Requirement. (i) The dwelling unit shall be in compliance with HUD Lead Based Paint regulations, 24 CFR, Part 35, issued pursuant to the Lead Based Paint Poisoning Prevention Act, 42 U.S.C. 4801, and the owner shall provide a certification that the dwelling is in accor- dance with such HUD Regulations. (ii) If the property was constructed prior to 1950, the Family upon occupancy shall have been furnished the notice required by HUD Lead Based Paint regulations and procedures regarding the hazards of lead based paint poisoning the symptoms and treatment of lead poisoning and the precautions to be taken against lead poisoning. (2) Acceptability Criteria. Same as Performance Requirements. (J) Access - (1) Performance Requirement. The dwelling unit shall be usable and capable of being maintained without unauthorized use of other private properties, and the building shall provide an alternate means of egress in case of fire. (2) Acceptabil- AAA005CE ity Criteria. The dwelling unit shall be usable and capable of being maintained without unauthorized use of other private properties, and the building shall provide an alternate means of egress in case of fire. (K) Site and Neighborhood - (1) Performance Requirement. The site and neighborhood shall be reasonably free from disturbing noises and reverberations and other hazards to the health, safety, and general welfare of the occupants. (2) Acceptabil- ity Criteria. The site and neighborhood shall not be subject to serious adverse environmental conditions, natural or man-- made, such as dangerous walks, steps, instability, flooding, poor drainage, septic tank backups, sewage hazards or mud slides; abnormal air pollution, smoke or dust; excessive noise, vibration or vehicular traffic; excessive accumulations of trash; vermin or rodent infestation; or fire hazards. (L) Sanitary Condition - (1) Performance Requirement. The unit and its equipment shall be in sanitary condition. (2) Acceptabil- ity Criteria. The units and its equipment shall be free of vermin and rodent infestation. (M) Congregate Housing. The foregoing standards shall apply except for paragraph (b) of this section, Food Preparation and Refuse Disposal. in addition the following standards shall apply: (1) The unit shall contain a refrigerator of appropriate size. (2) The central dining facility (and kitchen facility, if any) shall contain suitable space and equipment to store, prepare and serve food in a sanitary manner, and there shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage where necessary (e.g., garbage cans). 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O co M O ry��j tJ y H H m O to O O O O O N O In O O O 0 O O 0> � O N b 1 I I I I I 1 I tJ to o W y 0 oz w oz z° oz z x w �' y H N W to tq W W W UJ W eJ 0 0 4 co 8 O r 0 t' r t' t1 t" t' O z tJ z t7 O O O O O O O O ;n z H H N O � Rtz yz+ H yk to tJ d F S H 11 P4 H a 0 H H 14 I W, aro w 0 m a a% 0w O �P STANDARDS OF WORKMANSHIP STANDARDS OF WORKMANSHIP GENERAL SPECIFICATIONS - 1.0 INDEX Item Page Item Pape I. Foundation VII. Windows 1. Leveling 1 1. Wood Units 7 2. Skirt 1 2. Aluminum Units 7 3. Creephole Door 1 3. Window Screens 7 4. ventilation 1 4. Reputty 8 5. Floor Framing 2 5. Window Glass 8 6. Floor Joists 2 6. Replace Sills 8 7. Weatherstripping 8 II. Walls (exterior) 8. Storm Windows 8 1. Replace Stud Wall 2 2. Repair Asbestos Siding 2 VIII. Exterior Trim 3. Repair Comp. Siding 2 1. All Exterior Trim 8 4. Straighten Walls 2 2. Masonry 8 5. Replace Siding 3 IX. Finish Floors III. Porches 1. Wooden 9 1. Removal 3 2. Tile Installation 9 2. Replace Wooden Flooring 3 3. Carpet 9 3. Wrought Iron 3 4. Wood Columns 3 X. Walls (interior) 5. Concrete Porch 3 1. Dry Wall Products 10 6. Stoops 4 2. Wainscot 10 7. Steps 4 3. Ceiling Insulation 10 8. Handrails 4 4. Ceiling Finishes 10 9. Guardrails 4 XI. Mill Work IV. Walks and Drives 1. Material 11 1. Walks 4 2. Workmanship 11 2. Driveways 4 3. Approaches 5 XII. Painting 1. Material 11 V. Roof 2. General Requirements 12 1. Level - 5 3. Preparation of Surfaces 12 2. Decking 5 4. Exterior Painting 14 3. Gutter and Downspout 5 5. Masonry Painting 14 4. Flashing and Valley 5 6. Interior Painting 14 5. Repair Comp. Roof 5 7. Caulking 14 6. New Built-up Roof 5 8. Application 14 7. New Built-up over Old 5 8. New Comp. over old 5 XIII. Finish Hardware 9. All Roofing Work 6 1. Finish Hardware 15 VI. Doors XIV. Miscellaneous 1. Exterior Doors 6 1. Counter Tops 15 2. Frame 6 2. Attic Vents 15 3. Threshold 6 3. Mechanical Ventilators 15 4. All New Openings 6 4. Vent -a -hoods 15 5. Remove & Close Opening 6 5. Built-ins 16 6. Wooden Screen Doors 7 6. Attic Insulation 16 7. Interior Doors 7 7. Clean up 16 8. Storm Doors 7 8. Site Drainage 16 Item Page XV. Plumbing 1. Bathroom Accessories 16 2. Heating 16 3. Air Conditioning 16 4. Plumbing Lines 16 5. Septic Tanks 16 XVI. Electrical 1. Electrical Lines 17 XVII. Energy Conservation 1. Doors and Windows 17 2. Openings 17 3. Pipe Insulation 17 4. Duct Insulation 17 5. Design Insulation 17 6. ceiling Insulation 17 7. Wall Insulation 17 XVIII. Span Tables 1. ceiling Joists 18 2. Rafters 19 3. Floor Joists 20 XIX. Miscellaneous 1. Construction Code Info 21 2. Safety Standards 22 GENERAL SPECIFICATIONS TRADE NAMES: Are used to establish a guide as to quality and type of material required. MATERIALS: Shall be new, in good condition and of standard grade unless otherwise specified. REPAIRS: Where repairs of existing work are called for, the feature is to be placed in "equal or new" condition either by patching or replacement. All damaged, loose or rotten parts shall be removed and replaced, and the finished work shall match adjacent work in design and dimension. IMPLIED WORK: Work specified and not shown on drawings or drawn and not specified will be executed as if fully described by both methods; and any work or materials which are not directly noted in the specifications or drawings, but necessary for the proper carrying out of the obvious intentions thereof are to be understood as implied work and will be provided for by the contractor in his proposal as fully as if specifically described and drawn. EXAMINATION OF PREMISES: It is understood and agreed that the Contractor has by careful examination, satisfied himself as to the nature and location of the work, the character and quality of the materials to be encountered, the general and local conditions, and all matters which can in any way affect the work under this contract. The proposal shall be based on the plans, specifications and contract documents supplemented by the conditions at the site. REMOVAL OF PORTIONS OF THE STRUCTURE: Removal of portions of the structure shall be done in a workmanlike manner with a minimum amount of damage to the remaining portions of the structure. I. FOUNDATION 1. LEVELING: Shall be done in accordance with the building code. 2. SKIRT: Shall be constructed of conforming materials with 8 inches 22 or 24 gauge galvanized flashing with 2 inches overlap on bottom of skirt and extended into ground. 3. CREEPHOLE DOOR: Shall be hinged and constructed of such rodent proof material as to conform with founda- tion skirt, and shall be adequate size for entrance to crawl space. (Size: 24 inches x 24 inches hatch and stops). 4. FOUNDATION VENTILATION: Under -floor areas shall be ventilated by openings in exterior foundation walls. Such openings shall have a net area of not less than AAA005CE -1- 1 square foot for each 150 square feet of under -floor area. Openings shall be located as close to corners as practical and shall provide cross ventilation. The required area of such openings shall be approximately equally distributed along the length of at least two opposite sides. They shall be covered with corro- sion -resistant wire mesh with mesh openings of 1/4 inch in dimension. 5. FLOOR FRAMING: Replace all rotten or deteriorated flooring pieces with a standard grade material. All materials should comply with existing codes. 6. FLOOR JOISTS: Reference specifications as noted on Page 20. II. WALLS EXTERIOR 1. WALL FRAMING: Replacement studs shall conform with existing wall framing. In the event an entire wall is added or replaced, the following criteria shall be applied: stud grade 2 x 4's located at load -bearing walls shall have a maximum height of 10 feet, shall be spaced a maximum 24 inches OC, supporting roof and ceiling only, shall be spaced a maximum 16 inches OC supporting one floor, roof and ceiling. Stud grade 2 x 4's located at non -load -bearing walls shall have a maximum height of 14 feet; shall be spaced a maximum 24 inches OC. Utility grade studs shall not be spaced more than 16 inches OC nor support more than a roof and ceiling, nor exceed 8 feet in height for exterior walls and load -bearing walls, or 10 feet for interior non -load -bearing walls. 2. REPAIR ASBESTOS SIDING: Replacement shall be conform- ing pattern, type and color. If unable to match the structure shall be painted to make color conform. 3. REPAIR COMPOSITION SIDING: Replacement shall be of conforming pattern, type and color. If unable to match, the structure shall be painted to make color conform. Asphalt minimum weight 105# per square, insulated composition minimum weight 225# per square. 4. STRAIGHTEN WALLS: Walls shall be straightened by removing necessary wall boards (either exterior or interior) in order to work wall framing to a straight and even plane. Replace such structural members as required and brace properly. Reinstall siding and other components in a workmanlike manner. Caulk all exterior joints before painting. AAA005CE -2- REPLACE SIDING: All wood siding shall be D grade or written approved equal material. Siding shall have a minimum thickness of 3/8 inch unless placed over sheathing that has an ICBO (International Code of Building Officials) approval. Siding patterns known as rustic, drop siding or shiplap shall have an average thickness of not less than 3/8 inch. Bevel siding shall have a minimum thickness measured at the butt section of not less than 7/16 inch and a tip thickness not less than 3/16 inch. All weather boarding or siding shall be securely nailed to each stud with not less than one nail, or to solid 1 inch nominal wood sheathing or 1/2 inch plywood sheathing with not less than one line of nails spaced not more. than 24 inches OC in each piece of the weather board- ing or siding. All fasteners used for the attachment of siding shall be of a corrosion -resistant type. PORCHES 1. REMOVAL: Shall be done in such a manner as to cause a minimum amount of damage to the remaining structure. Adequate bracing and strengthening shall be done as necessary for the main structure after removal. 2. REPLACE WOODEN FLOORING: Flooring shall be of tongue and groove type, and preservative treated to prevent deterioration unless otherwise specified. 3. WROUGHT IRON COLUMNS: Colonel Logan or written approved equal. WOOD COLUMNS: Shall be a minimum 4 inches x 4 inches dimension. Columns and posts located on concrete or masonry floors or decks exposed to the weather or to water splash which support permanent structures shall be supported by concrete piers or metal pedestals projecting above floors, unless approved wood or natural resistance to decay or treated wood is used. The pedestals shall project at least 6 inches above such floors. Individual concrete or masonry piers shall project at least 8 inches above exposed ground unless the columns or posts which they support are of approved, wood of natural resistance to decay or treated wood is used. CONCRETE PORCH: Shall have a compressive strength at 28 days of at least 3000# PSI. Concrete will be deposited when temperature is 360F or above and rising. Concrete shall not be deposited on frozen around. Shall be reinforced with minimum 6-6 x 10-10 wire mesh. AAA005CE -3- 6. STOOPS: Are to be constructed of such material as to conform with existing roof, and shall have all neces- sary structural members required to form a structur- ally sound unit. 7. STEPS: If steps are called for, they shall be poured monolith ically, and shall have an 8 inches maximum rise and 9 inches minimum run. 8. HANDRAILS: Handrails shall be required for stairways having four or more risers and serving one individual dwelling unit. Handrails shall be placed not less than 30 inches nor more than 34 inches above the nosing of treads and shall extend not less than 6 inches beyond the top and bottom risers. The handgrip portion of handrails shall be not less than 1 and 1/4 inches nor more than 2 inches in cross -sectional dimension or the shape shall provide a written ap- proved equal gripping surface. The handgrip portion of handrails shall have a smooth surface with no sharp corners. 9. GUARDRAILS: All unenclosed balconies or porches which, are more than 30 inches above grade or floor below shall be protected by a guardrail. Guardrails shall be not less than 42 inches in height. Open guardrail and stair railings shall have intermediate rails or an ornamental pattern such that a sphere 6 inches in diameter cannot pass through. IV. WALKS DRIVES 1. SIDEWALKS: Concrete shall have a compressive strength at 28 days of at least 3000 P.S.I. Concrete will be deposited when temperature is at 36 degrees Fahrenheit or above the rising. Sidewalks shall be reinforced with a minimum single layer of 6-gauge mesh, 2 layers of 10-gauge mesh, or #3 rebar 18 inches O.C.E.W. Sidewalks shall have a minimum grade of 1/4 inch per foot. 2. DRIVEWAYS: Concrete shall have a compressive strength at 28 days of at least 3000 P.S.I. Concrete will be deposited when temperature is 36 degrees Fahrenheit or above and rising. Driveways shall be reinforced with a minimum single layer of 6-gauge mesh, 2 layers of 10-gauge mesh, or #3 rebar 18 inches O.C.E.W. All driveways shall have a minimum concrete thickness of 5 inches, with a minimum grade of 1/4 inch per foot. Expansion joints, constructed from wood of natural resistance to decay, such as the heartwood of redwood, bald cypress, or the cedars, shall be placed at a maximum of 30 feet intervals. AAA005CE -4- 3. DRIVE APPROACHES: Prior to beginning any ,work in the public right-of-way, contact the Building Inspection Department,at 566-8360. V. ROOF 1. LEVEL: Install sufficient bracing to remove and prevent recurrence of sway and to maintain a true and even plane. 2. DECKING: Repair by replacing defective sheathing boards leaving new deck surface smooth and clean, and adequately secured to structural members. Nails to be 8d common or box for shiplap; all other 1 x 242 materials shall have 8d common or box nails and 6d common or box nails for plywood sheathing 6 inches OC along all edges and 12 inches OC along intermediate members for plywood. Plywood is to be sheathing grade no less than 3/8 inch but be same thickness as exist - in . Floors shall be trimmed flush at any change in elevation in excess of 1/8 inch. GUTTER AND DOWNSPOUT: Shall be of galvanized metal properly hung with 1/4 inch hardware cloth screen to prevent entrance of foreign materials, and shall have a concrete inches splash guard inches under the downspout. Minimum 2 strap anchorage 7 feet - 0 inches height. 4. FLASHING AND VALLEY MATERIAL: All shall be 26 gauge galvanized iron. Valley tin shall be a minimum of 20 inches wide. 5. REPAIR OF COMPOSITION ROOF: All missing or broken shingles shall be replaced. Re -nail all loose shin- gles. Replacement shall be of same color, design, weight and brand (if possible) as existing roofing material. 6. NEW BUILT UP ROOF: Nail one (1) ply of 30# felt. Mop two (2) ply with 15# felt properly mopped with hot tar. Apply hot mop and gravel, properly spread to create a uniform and durable roof. 7. NEW BUILT UP ROOF OVER OLD: Thoroughly clean surface. Install two (2) ply of 15# felt properly mopped with hot tar. Apply hot mop and gravel properly spread to create a uniform and durable roof. NEW COMPOSITION ROOF OVER OLD: Properly repair structural wood material by replacing all rotten and defective decking, overhang, rafter ends, fascia and cornice. Apply 235# composition roof with 1 1/4 inches galvanized roofing nails. Install according to AAA005CE -5- manufacturer's recommendations. Install 1 inch x 1 1/2 inches metal edging over all exposed edges of roof. No more than one overlayment or two layers of composition roof shall be applied to any structure. Maximum allowable span for rafters specified on attached tables. 9. ALL ROOFING WORK: (either new or old) Shall be accomplished in a workmanlike manner, and shall be done in accordance with manufacturer's recommenda- tions, and installed in such a manner (with proper flashing, counter flashing and all other necessary components) to prevent leaks of any kind. Provide temporary covering for roof when adverse weather conditions prevent the roofing and associated work from being installed and protection is required. Maximum allowable span for rafters specified on attached tables - page 16. VI. DOORS 1. EXTERIOR DOORS: Shall be of exterior standard grade with a minimum thickness of 1 3/4 inches. Doors shall be six panel solid core type paint to match exterior. All exterior doors shall be weatherstripped with M-D Nu-Koil, vinyl and aluminum, or written approved equal. Threshold, set in mastic and door bottom weatherstrip. New door should conform to existing dimensions unless otherwise specified. Installation of a door includes new keyed lock, dead bolt and all new hardware. 2. FRAME: Shall be of 2 inches material, properly plowed jamb, to receive 1 3/4 inches door. 3. THRESHOLD: Shall be of proper height and width for the particular opening. 4. ALL NEW OPENINGS: 4 feet wide or less in bearing walls shall be provided with headers consisting of either two pieces of 2 inch framing lumber placed on edge and securely fastened together or 4 inch lumber of written approved equal cross section. All openings more than 4 feet wide shall be provided with headers or lintels. Each end of a header or lintel shall have a length of bearing of not less than 1 1/2 inches for the full width of the lintel. All non -bearing loads shall be constructed with two 2 x 4 headers placed in such a manner as to remove all trace of closing. 5. REMOVE AND CLOSE OPENING: After removal, structure shall be properly strengthened and openings shall be covered with conforming exterior and interior finish AAA005CE -6- materials in such a manner as to remove all trace of closing. 6. WOODEN SCREEN DOORS: Shall be of select preservative - treated Western Ponderosa Pine with dowel joint construction and furnished with 18/16 mesh corrosion resistant aluminum screen wire. Minimum thickness 1 1/8 inches. 7. INTERIOR DOORS: Shall be of interior standard grade with minimum thickness of 1 3/8 inches. Ideal Brand or written approved equal. Door frame shall have a minimum thickness of 3/4 inch. 8. STORM DOORS: Storm Doors are to be of aluminum, baked -enameled, factory finished. Unit is to include threshold, weatherstripping, closer chain stop and lock assembly. Door is to be hinged on the same side jamb as exterior door, or as indicated in drawing on work write-up. Door must .give a tight fit when closed. (Larson Model Number 290 and 280 or written approved equal.) VII. WINDOWS 1. WOOD UNITS: Shall be constructed of type "S" or "T" stiles, check rail or plain rail. Material shall be of preservative -treated Western Ponderosa Pine. Ideal brand standard grade or written approved equal. Minimum thickness of 1 3/8 inches. All windows shall conform to existing dimensions unless otherwise specified. All shall be double pane with screens. ALUMINUM UNITS: Shall be constructed of heavy gauge extruded aluminum sections (minimum thickness .062). Exposed surfaces of all aluminum members shall be extruded of First Class Finish material with no serious defects or blemishes. All joints shall be neatly fitted, secure, and made water -tight. operat- ing sashes are to be properly weather-stripped to minimize entrance of air and moisture. Double pane shall be Allenco, Jordan or written approved equal brand. Double pane (thermal insulated) windows shall always be installed unless otherwise specified. All windows shall conform to existing dimensions unless otherwise specified. All shall be double pane with screens. 3. WINDOW SCREENS: Wood screens shall be constructed of 3/4 inch material; header and sides shall be minimum of 2 inches in width; base shall be minimum of 3 inches in width; and shall be properly doweled at joints and screen wire shall be 18/16 mesh aluminum or galvanized screen wire. Aluminum screens shall be of AAA005CE -7- VIII. standard design and construction with a minimum cross rail and frame width of 1/2 inch, and thickness of 3/8 inch, and wired with 18/16 mesh corrosion -resistant aluminum wire. All window screens shall be full screens. REPUTTY: Surfaces shall be properly prepared by removal of all cracked or otherwise unsound glazing material. Proper holding devices will be installed. New glazing compounds shall be of a good grade and applied according to manufacturer's specifications. Type glazing compound shall conform with usage. WINDOW GLASS: All broken or cracked glass shall be replaced with minimum of DSB glass. (Tempered glass 6. REPLACE SILLS: Wooden sills shall be of preservative treated Western Ponderosa Pine, and shall be made to join neatly with the window jamb and structure. Caulk, prime and two coats of finish paint. WEATHERSTRIPPING: Shall be applied in such a manner as to prevent the entrance of air and moisture. STORM WINDOWS: Furnish aluminum double hung storm window and screen unit in all openings specified in the Bid Work Write-up. Size unit to install on either new or existing window as specified. Exposed surfaces of aluminum shall be free of surface blemishes and uniform in color. Furnish aluminum fixed panel storm window and screen where specified. If no existing fastening system is present, units shall be installed with suitable fasteners to allow a tight fit, water- proof seal, but still provide removal of unit. Erection shall be by experienced mechanics only. Windows shall be provided with all necessary hardware for installation. Perimeter shall be caulked, grouted. Window shall be installed plumb, true to plane and firmly secured. Leave frame and opening in a like new condition (Allenco, Jordan or written approved equal brand). EXTERIOR TRIM 1. ALL EXTERIOR TRIM: (Corner boards, bird boards, fascia boards and other moldings) shall be of D grade and applied in a workmanlike manner. Replace all trim if existing trim style is not available. MASONRY: All masonry work shall be applied in a workmanlike manner. Where brick is installed, there shall be a continuous reinforced concrete grade beam with proper footings. All joints shall be properly AAA005CE -8- IX tooled and left in a clean condition. Building face brick shall be of gas -fired solid clay or shale units. Structural clay tile, concrete masonry units and stone shall require written approval of equal quality. FINISH FLOORS 1. WOODEN: All damaged portions shall be removed and new flooring of the same type and material applied. All surfaces shall be properly sanded, filled, sealed and varnished with two coats of gloss varnish. Bruce Flooring and finishing products or written approved equal. All damaged sub -flooring shall be replaced with materials similar to existing. Floors shall be trimmed flush at any change in elevation in excess of 1/8 inch. Floor joists shall conform to attached span tables - page 17. 2. TILE INSTALLATION: All vinyl -asbestos or inlaid linoleum floor covering shall be minimum 10 mils. Surfaces shall be properly prepared either by sanding and removing all foreign material from surfaces, filling properly, and cleaned; or by installing an underlayment in a neat and workmanlike manner accord- ing to manufacturer's recommendations. Floor covering shall be a first -line inlaid linoleum or a first -line vinyl asbestos tile. Covering shall be installed in a workmanlike manner, and with mastic materials recommended by manufacturer. Remove base trim and replace after placing floor covering. Install quarter round base trim if no trim exists. 3. CARPET: Prepare floor area by correcting subfloor of any irregularities. Clean the area thoroughly prior to laying carpet. Lay carpet and pad wall to wall in conformance with manufacturers directions. All carpet shall have a face weight of 24.5 oz. or more. Carpet- ing shall be stretched tight, free from puckers, scallops, and ripples. Carpeting shall be cut evenly and fitted close to walls and all other projections. It shall be cut to fit closely and evenly into trim strips and to and through thresholds where carpet joins together in doorways. Filler strips in carpet- ing shall not be less than 12 inches wide and 36 inches long. All carpet shall be lined up so that all lines (weaving) of carpet match as woven. Both in width and length. Re -fit all doors as necessary so that they clear carpeting completely when opening and closing. Remove all loose threads and clean any spots with spot remover, final vacuum. Allow only a minimum number of seams; no T or head seams will be allowed. Make seams parallel and perpendicular to walls. Do not make seams perpendicular to doors. Make cuts under doors at the mid -point of the door thickness AAA005CE -9- when the door is in the closed position. Lay all carpet with the tufting or nap in one direction. Installation on Stairs: Place seams at the bottom of risers. Use carpeting that is full width of the widest part of the stairway. Wrap carpet and pad around balustrades; fasten to the tread and riser face. Fasten carpet and pad at the top and bottom of each riser. Where gaps exist at bottom of finished wall after installation of carpet, base molding, either wood or rubber, must be installed (not quarter round). X. WALLS (INTERIOR 1. DRYWALL PRODUCTS: All drywall products shall be a minimum thickness of 3/8 inch where framing is not greater than 16 inches OC. Where framing is 24 inches OC, drywall products shall be no less than 1/2 inch in thickness. All drywall products are to be installed in a workmanlike manner. Where repairs are being made, drywall products shall be of the same thickness as existing material. All drywall products shall be taped, bedded, floated, sanded and textured in a workmanlike manner, and dried properly (minimum of 24 hours drying period between each coat shall be al- lowed). 2. WAINSCOT: Where Masonite or temper tile is used, it shall be installed with metal trim and sealed properly to prevent entrance of moisture. Where ceramic tile is used, it shall be installed with an adhesive recommended by the manufacturer, or installed on metal lath and masonry mortar, and grouted properly to make moisture proof. All wainscot shall be installed a minimum of 4 feet high (off floor) in all bathrooms, and shall be a minimum of 70 inches above the drain inlet around showers and bathtubs. 3. CEILING INSTALLATION: Install wallboards with long dimensions at right angles to the supporting members, ends rest on supporting members. Stippled ceiling - remove all loose and chipped paint and sand surfaces of semi -gloss or paint surfaced. Apply joint compound and tape if necessary to any sub -surface cracks or nail pops and allow to dry overnight. Apply a 3/16 inch minimum to 6/16 inch maximum skim coat of ready mix joint compound as evenly as possible over prepared surface. Immediately push soft brush into compound and pull out perpendicular from surface. Any design must be approved by Owner. Joint compound shall not exceed 1 1/2 gallons per 100 square feet of surface. Joist placement shall conform with attached span tables - page 15. AAA005CE -10- XI. XII 4. CEILING FINISHES: Drop ceilings shall be 1/2 inch Gypsum. A cove molding (3/4 inch or 1 1/2 inches) shall be provided where ceiling butts wood or paneled walls. Finish shall be heavy texture or as specified by Owner. Install 1 inch by 3 inches furring strips 12 inches square ceiling tile. (Acoustical) Tile shall be interlocking, pattern and color to be se- lected by Owner. Provide manufacturers molding to the perimeter. Suspended ceilings shall have exposed "T" Bar or un-exposed "T" Bar, as specified, to be in- stalled per manufacturers directions. 1. MATERIAL (GRADE AND SPECIES): Material shall be of a select grade of white pine or written approved equal. Plywood shall be of AD grade or written approved equal. WORKMANSHIP: All measurements and dimensions shall be verified at the job and the General Contractor shall be responsible for any work that does not fit prop- erly. Rough carpentry shall be self fitted and nailed and drawn up tight. Finish work shall be finished smooth, free of machine or tool marks, abrasions, raised grain, etc., on exposed surfaces, and shall be machine sanded and hand dressed to a smooth finish. Joints shall be tight and so formed as to conceal shrinkage. Mill assemblies shall be joined with concealed nails and screws where practical, or with mortise and tenons with glued blocks where practical. All molded members and trim shall be mitered or coped at corners. Nails in exposed work shall be set. Running flat finish shall have kerfed or worked hollow backs and shall be on commercial lengths. Trim around doors and openings shall be full length and jointed only at corners. Scribing, mitering, and joining shall be done accurately and neatly. PAINTING* 1. MATERIALS: Paint shall be well ground, shall not settle badly, cake, or thicken in the container, shall be readily broken up with a paddle to a smooth consis- tency and have easy brushing properties. Paint shall be ready mixed except that tinting and thinning may be done at the job. All paint materials shall be deliv- ered in original unopened containers, with labels and tags intact. All materials shall be of the highest quality and be used for the purpose for which it was manufactured. USE OF A LEAD BASE PAINT SHALL BE PROHIBITED. All raw wood should be primed and painted to match existing as closely as possible. Include AAA005CE -11- this in the bid for the installation of the new material. GENERAL REQUIREMENTS: Maintain temperature of rooms where varnish or enamel is being applied at 70°F, or more, and at 50OF or more during other interior painting. Exterior painting shall be performed when the air temperature is 50OF or higher and in dry weather. Field painting will not be required on items specified to be completely finished at factory or on aluminum, copper, brass, and bronze, or on glazing compound in aluminum windows. Sack prime wood trim with one coat of linseed oil paint. Allow paint to dry hard between coats (2 to 5 days). Protect all work from damage by the use of drop cloths. Remove paint stains completely from finished work. Covering shall be complete. When color, stain, dirt, or undercoats show through the final coat of paint the work shall be covered by additional coats until the paint is of uniform color and appearance and coverage is complete. Where two coats or more of paint are specified, the coat applied prior to the finish coat shall be applied noticeably lighter in shade than the final coat. Hardware and accessories, fixtures, and similar items placed prior to painting shall be removed or protected during painting and replaced on completion of painting. Sand interior enamel surfaces lightly between coats. In the selection of paints, a reasonable choice of colors shall be offered to the homeowner. 3. PREPARATION OF SURFACES: Perform preparation and cleaning procedures in accordance with paint manufac- turer's instructions and as herein specified, for each particular substrate condition. Remove hardware, hardware accessories, machined surfaces, plates, lighting fixtures, and similar items in place and not to be finish -painted, or provide surface -applied protection prior to surface prepara- tion and painting operations. Remove, if necessary, for complete painting of items and adjacent surfaces. Following completion of painting of each space or area, reinstall removed items. Clean surfaces to be painted before applying paint or surface treatments. Remove oil and grease prior to mechanical cleaning. Program cleaning and painting so that contaminants from cleaning process will not fall onto wet, newly -painted surfaces. All surfaces requiring finishing shall be thoroughly cleaned and dry prior to painting. AAAOO5CE -12- Exterior Surface Preparation: Remove existing loose, scaling, peeling or cracking paint; scrape, sand or wire brush surfaces to smooth condition to receive finish, feather edges into sound adjoining surfaces and dust clean. Such treated surfaces to receive two coats of paint. Protect glass, screen and finished surfaces adjacent to painted surfaces. Remove paint misapplied to non -painted surfaces. Perform the following preparation operations for various interior substrates as indicated: Wood: Shellac knot holes, pitch pockets and sappy portions, or seal with knot sealer. Remove projecting nails, screws, or hooks. Fill nail holds, cracks and defects after first coat, with putty matching color of stain or paint. Steel and Iron: Remove grease, oil, dirt and dust. Touch-up chipped and abraded primer on items that have been shop primed, using same type of primer. Plaster, Concrete, Masonry: Check for high moisture and alkali content. If high alkali is present, dry out the surfaces. Prime new materials. Gypsum Wallboard: Clean and sand existing surfaces. Apply one coat of texture, sealer and primer to new material. Painted and Stained Surfaces: Remove loose paint, dirt, fungus and other foreign materials from the surface. Smooth surfaces with steel wool or sandpa- per. Wallpaper: Remove all paper to firm subsurface. Patch holes in subsurface, and apply seal coat. Interior Surface Preparation:' Remove existing loose cracking, scaling, peeling and/or blistered paint; scrape sand or wire brush surfaces to smooth condition to receive finish, feather edges into sound adjoining surfaces, and dust clean, perform the following preparation operations for various interior substrates as indicated. Wood: Remove projecting nails, hooks or screws. Shellac knot holes, pitch pockets and sappy portions, or seal with knot sealer. Fill nail holes, cracks and defects after first coat, with putty matching color of stain or paint. Prime new materials; spot prime existing materials. AAA005CE -13- Steel and Iron: Remove grease, oil, dirt and dust. Touch-up chipped and abraded primer on items that have been shop primed, using same type of primer. Plaster, Concrete, Masonry: If high alkali is pres- ent, neutralize to suitable levels. If high moisture is present, dry out the surfaces. Painted, Wallpapered and Stained Surfaces: Remove loose paint or wallpaper, dirt, fungus or other foreign materials from the surface. Smooth surfaces with steel wool or sandpaper. * All raw wood should be primed and painted to match existing as closely as possible. Include this in the bid for the installation of new materials. 4. EXTERIOR PAINTING: Exterior woodwork shall be painted to cover as follows: First coat shall be exterior primer, and additional coats shall be oil base or exterior latex paint. Pittsburgh Weather Fresh 33-110 paint or written approved equal. 5. MASONRY PAINTING: (All exterior concrete masonry except face brick): All exterior masonry surfaces shall receive a minimum of overcoat of primer and filler as manufactured by a masonry paint company, and a minimum of coat of acrylic, and shall be applied in strict accordance with the manufacturer's recommenda- tions. 6. INTERIOR PAINTING: Kitchen, wood doors, wood trim, and other finish woodwork shall be painted to cover with (primer on new work) oil based enamel (gloss selected by owner). Walls, ceilings and all drywall products shall be painted to cover with latex enamel paint. (Color selected by owner). All paint contain- ers shall bear a label containing the product name and the manufacturer, together with an Underwriters Laboratories, Inc. label, which indicates the required surface covering and resulting flame spread character- istics for various applications (Pittsburgh Wall Fresh 68-6 paint or written approved equal). 7. CAULKING: Completely seal, with caulking compound, joints around frames of doors, windows and other openings in exterior masonry walls, joints where masonry abuts other exterior surface finishes and other joints indicated or specified to be caulked. caulking compound shall be Grade 1, or written ap- proved equal, and be delivered to the job in the manufacturer's unopened containers. AAA005CE -14 - APPLICATION: Work shall be done by skilled mechanics and shall be uniform in appearance, of approved color, smooth and free from runs, sags, skips, and defective brushing. Make edges of paint adjoining other mold- ings or colors, sharp and clean without overlapping. Should workmanship of finish be found defective, proper preparatory work shall be done and additional coats applied as necessary to give a finish in accor- dance with specifications. At completion, touch up and restore finish where damaged or defaced and leave in first class condition. Painted or finished sur- faces cut in fitting or erection shall be restored. XIII. FINISH HARDWARE 1. FINISH HARDWARE: All exterior door locks shall be properly installed with key -in -knob and deadbolt, Weiser, Schlage, Kwikset or Westlock brand -- not less that "contractor" grade; i.e., Kwikset Titan series, Schlage Contractor Series, etc. Where more than one new lock is installed to the exterior of building, these locks shall all be keyed alike. All exterior door butts shall be minimum of 3 1/2 inches x 3 1/2 inches in size with minimum of 3 butts to each door. All new interior passage locks shall be of Weiser, Schlage, Kwikset, Westlock brand -- not less that "contractor" grade -- and shall match as nearly as possible the existing locks. All interior door butts shall be minimum of 3 inches x 3 inches in size with a minimum of 2 butts to each door. All cabinet hardware shall be polished finished material and properly fitted as required for the particular use. XIV. MISCELLANEOUS 1. COUNTER TOPS: Tops material shall be securely bonded to reinforced steel core or to 3/4 inch plywood or other written approved equal material. Top material shall be phenolic laminate, vinyl plastic covering, linoleum, ceramic tile, stainless steel, or be of written approved equal material suitable for its intended use. At least a 3 inch backsplash shall be provided when abutting walls. All edges shall be of same material as cabinet top. Where formica, lino- leum, orsplastic materials are used for cabinet top, all sinks shall be installed with Hudee rim. All sinks shall be stainless steel, standard grade. ATTIC VENTS: Attic vents and louvers shall be con- structed of either heavy gauged galvanized iron or wood. They shall be of adequate size for proper ventilation of the structure. AAA005CE -15- 3. MECHANICAL VENTILATORS: All mechanical ventilators shall be vented through the roof, and shall be covered with a rain -proof of galvanized metal (minimum 16 gauge). 4. VENT -A -HOOD: See work write up for numbers and makes. BUILT-INS: (oven and cooking top - gas or electric) See work write-up for model, make and size. 6. ATTIC INSULATION: Attic insulation shall be a minimum of 6 inches thick rock wool, fiberglass cellulose blown insulation, and evenly blown (from exterior plate to exterior plate) over the entire attic of habitable rooms. Shall have an R value of 30. CLEAN UP: Wash all windows, leave all floors, porches, and walks in "broom" clean condition. Remove all debris from the premises. 8. SITE DRAINAGE: Where required by a change in the exterior building lines or to correct an existing condition where surface water runs toward or stands against the walls or foundation, the ground surface shall be graded in such a manner as to effect adequate drainage away from the structure and/or structures. XV. PLUMBING* BATHROOM ACCESSORIES: Each complete bathroom shall be provided with at least: Grab bar 250# pull and soap dish at bathtub, toilet paper holder at water closet. Soap dish at lavatory (maybe integral with lavatory), towel bar, mirror and a medicine cabinet or written approved equal enclosed shelf space. In all cases where shower head is installed, provide a shower rod or shower door. Tub kit should be two piece fiber- glass unit with overlapping edges (medium grade). 2. HVAC: For all air conditioning, wall furnaces, floor furnaces and forced air furnaces, BTU output should be adequate to heat area. This should be based on the square feet of the area the unit is intended to heat. The installing contractor must provide documentation showing the Energy Eff. Rating. 3. AIR-CONDITIONING: Addition or replacement of HVAC systems shall have high -efficiency systems and burners that are not oversized by more than 15%. The install- ing contractor shall provide documentation showing the unit's size and the energy efficiency rating. AAA005CE -16- 4. PLUMBING LINES: All plumbing stacks shall be con cealed in wall and extended through roof, with roof flashing. 5. SEPTIC TANK: Removal shall be done in such a manner as to cause a minimum amount of damage to the sur- rounding structures and landscaping. Fill shall be of such consistency as to prevent subsequent settlings of the fill. Fill with sand. * All plumbing components, installations, modifica- tions shall meet the codes and ordinances of the City of Denton, Texas. All work must be done by properly licensed individuals. XVI. ELECTRICAL* 1. ELECTRICAL LINES: All electrical lines shall be concealed or encased in an approved conduit. * All electrical components, installation, modifi- cations shall meet the codes and ordinances of the City of Denton, Texas. All work must be done by properly licensed individuals. XVII. ENERGY CONSERVATION STANDARDS These standards provide the mandatory levels in the rehabilitation of residential structures. It is realized that not all of the requirements can be followed in all situations due to existing building conditions and funds available. Any one or more of these requirements may be eliminated to the extent they are not practical, consider- ing economic feasibility, program need and type of construction involved. See work write-up for specifica- tions. 1. Doors must be weatherstripped and windows must be reputtied or caulked. 2. All openings, cracks or joints in the building enve- lope must be caulked or sealed. 3. Heating, ventilation and air conditioning systems must have pipe insulation to a value of R-2.* 4. Heating, ventilation and air conditioning systems must have duct insulation to a value of R-4.* 5. Heating, ventilation and air conditioning systems must be of a high efficiency design and must be no greater than 15% oversize.* 6. Ceiling insulation must be to a value of R-30.* AAA005CE -17- 7. Wall insulation must be to a value of R-11.* * Applies only when construction elements become exposed or when new materials are installed. * For additional specifications and standards of workmanship see appropriate local code (page 18). AAA005CE -18- CEILING JOISTS LUMBER+121'191 MUM ALLOWABLE SPAN" GRADE & SPECIES SPAC 2 X 8 2 X 10 2 X 12 26' 2" 33' 5" 40' 8"#2 DOUGLAS 23' 10" 30' 5" 36' 10" FIR 24" 15' 9" 20' 10" 26' 6" 32' 3" 12" 16' 1" 21' 2" 27' 1" DOUGLAS 16" 14' 7" 19' 3" 24' 7" FIR 24" IT 9" 16' 10" 21' 6 ;9'l 12" 19' 6" 25' 8" 32' 9" #2 YELLOW 16„17' 8" 23' 4" 29' 9" PINE 24" 15' 6" 20' 5" 26' 0"7 31' 7" #3 12114148' 8" 24' 7" 31' 4" 37' 4" YELLOW PINE 1 22' 4" 28' 6" 34' 3" 2 19' 6" 24' 10" 29' 8" #2 1 24' 0" 30' 7" 37' 2" SPRUCE- PINE- 16" 16' 6" 21' 9" 27' 9" 33' 9" FIR 24" 14' 5" 19' 0" 1 24' 3" 28' 0" #3 12" 11' 3" 16' 1" 23' 4" 29' 9" SPRUCE- PINE- 16" 10' 3" 16' 11" 21' 2" 27' 1" FIR 24" 81111, 14' 1" 18' 6" 23' 8" THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM BUILDING CODE: TABLE NO. 25-A-1 -- ALLOWABLE UNIT STRESSES - STRUCTURAL LUMBER ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER -- VISUAL GRADING (NORMAL LOADING. SEE ALSO SECTION 2504) TABLE NO. 25-U-J-6 -- ALLOWABLE SPANS FOR CEILING JOISTS - 10 LBS PER SO FT LIVE LOAD DESIGN CRITERIA: DEFLECTION FOR 10 LBS PER SO FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED BY 240. STRENGTH -LIVE LOAD OF 10 LBS. PER SQ .FT. PLUS DEAD LOAD OF 5 LBS PER SQ FT DETERMINES THE REQUIRED FIBER -STRESS VALUE. AAA005CE -19- RAFTERS LUMBER MAXIMUM ALLOWABLE SPAN* GRADE & SPECIES SPACING OC 2 X 6 2 X 8 2 X 10 2 X 12 #2 DOUGLAS FIR 12" 16' 5" 21' 8" 27' 8" 33' 8" 16" 14' 3" 18, 9" 24' 0" 29' 1" 24" 11' T' 15' 4" 19' 7" DOUGLAS FIR 12" 12' 7" 16' 7" 21' 2" 25' 9" 16" 10, 11 " 14' 4" 18' 4" 22' 4" 24" 81111, 11' 9" 14' 11" 18' 2" #2 YELLOW PINE 12" 16' 2" 21' 4" 27' 2" 33' 1" 16„ 14' 0" 18' 5" 23' 7" 28' 7" 24" 11' 5" 15' 1" 19' 3" 1 23' 4" #3 YELLOW PINE 12" 12' 3" 16' 111 20' 7" 25' 0" 16" 10' 7" 13' 11" 17' 10" 21' 8" 24" 8' 8" 11' 5" 14' 5" 17' 8" #2 SPRUCE- PINE - FIR 12" 13' 8" 18' 0" 23' 0" 27' 11" 16" 11' 10" 15' 7" 19' 11" 24' 2" 24" 9' 8" 12' 9" 16' 3" 19' 9" #3 SPRUCE- PINE- FIR 12" 10' 4" 13' 7" 17' 5" 21' 2" 1611 811111 11' 9" 15, 1" 18' 4" 24" 7' 4" 9' 7" 12' 3" 14' 11" THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM BUILDING CODE: TABLE NO. 25-A-1 -- ALLOWABLE UNIT STRESSES - STRUCTURAL LUMBER ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER -- VISUAL GRADING (NORMAL LOADING. SEE ALSO SECTION 2504) TABLE NO. 25-U-R-13 -- ALLOWABLE SPANS FOR HIGH SLOPE RAFTERS SLOPE OVER 3 IN 12 20 LBS PER SO FT LIVE LOAD (LIGHT ROOF COVERING) DESIGN CRITERIA: STRENGTH - SEVEN LBS PER SO FT DEAD LOAD PLUS 20 LBS PER SO FT LIVE LOAD DETERMINES REQUIRED FIBER STRESS. DEFLECTION - FOR 20 LBS PER SO FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED BY 180. RAFTERS: SPANS ARE MEASURED ALONG THE HORIZONTAL PROJECTION AND LOADS ARE CONSIDERED AS APPLIED ON THE HORIZONTAL PROJECTION. AAA005CE -20- FLOOR JOISTS LUMBER MAXIMUM ALLOWABLE SPAN' GRADE & SPECIES SPACING OC 2 X 6 2 X 8 2 X 10 2 X 12 #2 DOUGLAS FIR 12" 10, 11 " 14' 5" 18' 5" 22' 5" 16" 9' 11 " 13' 111 16' 9" 20' 4" 24" 8' 8" 11' 5" 14' 7" 17' 9" DOUGLAS FIR 13' 10" 17' 8" 21' 6" 12' 7" 16' 0" 19' 6" 424l181 11' 0" 14' 0" 17' 0" #2 YELLOW PINE 14' 2" 18' 0" 21' 11" 12' 10" 16' S" 19' 11 " 11' 3" 14' 4" 17' 5" #3 YELLOW PINE #2 SPRUCE- PINE- FIR 12" 10' 3" 13' 6" 17' 3" 21' 0" 16" So 4" 12' 3" 15' 8" 19' if, 24" 12" 8' 2" 10, 0" 10' 9" 13' 2" 13' 8" 16' 10" 16' 8" 20' 6" 16„ 9 12 0 1 15 3 18 7 „ 24" 7' 11" 1 10' 6" 13' 4" 16' 3" #3 SPRUCE- — PINE - FIR 12" 9' 9" 12' 10" 16' 5" 19,111, 1611 81 10 ill81, 12 11 18,ill 24" 7' 9" 10' 2" 13' 0" 15,101, THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM BUILDING CODE: TABLE NO. 25-A-1 -- ALLOWABLE UNIT STRESSES - STRUCTURAL LUMBER ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER - VISUAL GRADING (NORMAL LOADING. SEE ALSO SECTION 2504) TABLE NO. 25-U-J-1 -- ALLOWABLE SPANS FOR FLOOR JOISTS - 40 LBS PER SQ FT LIVE LOAD DESIGN CRITERIA: DEFLECTION - FOR 40 LBS PER SO FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED BY 360. STRENGTH - LIVE LOAD OF 40 LBS PER SO FT PLUS DEAD LOAD OF 10 LBS PER SO FT DETERMINES THE REQUIRED FIBER STRESS VALUE. AAA005CE —21— XIX. MISCELLANEOUS 1. COMMERCIAL AND MULTI -FAMILY INFORMATION CONCERNING CITY CONSTRUCTION CODES The construction codes which have been adopted for use in the City of Denton are: a. 1991 Uniform Building Code with Amendments b. 1973 Uniform Mechanical Code with Amendments C. 1984 National Electrical Code with Amendments d. 1979 Uniform Plumbing Code with Amendments Copies of these codes may be read in the Building Inspection Office. Permits are required on the following: Building New or Remodeling Swimming Pool Plumbing Fence Electrical Sign Heating, Ventilating & Cooling Sidewalk (if in Right -of -Way) Driveway Approach Lawn Sprinkler Following are required inspections and phone numbers to request those inspections: BUILDING 566-8363 Approach Foundation Framing A C Duct Fireplace A C Final FINAL BUILDING Fence Parking Setback Sign Swimming Pool ELECTRIC 566-8361 Saw Service Rough In Slab Rough In Service Lateral Underground Temp Power FINAL ELECTRIC Sign Mobile Home Pool Grounding Pool Final Re -Connect PLUMBING 566-8364 Rough -In Partial Rough Water Yd Line Sewer Gas Yd Line Stack Out Gas Pressure Test PLUMB & GAS FINAL Vacuum Breaker Roof Drain THESE INSPECTIONS MUST BE REQUESTED BY THE CONTRACTOR DOING THE WORK. PLEASE USE THE PHONE NUMBER INDICATED ABOVE, UNDER THE TYPE INSPECTION REQUIRED, TO REQUEST THAT INSPECTION. AAA005CE -22- When area separation walls within the attic shall be before ceiling is installed. are required the portion" completed and inspected It is the responsibility of the individual permittee to obtain required inspections before a building or use is completed or occupied. A CERTIFICATE OF OCCU- PANCY must be issued on commercial projects, as required by the Zoning Ordinance and Building Code, before any structure is released for public use. 2. SAFETY STANDARDS: Every sleeping room below the fourth (4th) story shall have at least one (1) operable window or exterior door approved for emergency egress or rescue. The units shall be operable from the inside to provide a full clear opening without the use of separate tools. All egress or rescue windows from sleeping rooms shall have a minimum net clear opening of 5.7 square feet. The minimum net clear opening height dimension shall be 24 inches. The minimum net clear opening width dimension shall be 20 inches. Where windows are provided as a means of egress or rescue they shall have a finished sill height not more than 44 inches above the floor. Every dwelling and guest room in lodging houses and every dwelling unit within an apartment house shall be provided with smoke detectors approved by Underwriters Laboratories or Factory Mutual. In dwelling units, detectors shall be mounted on the ceiling or wall at a point centrally located in the corridor or area giving access to rooms used for sleeping purposes. Where sleeping rooms are located on an upper level, the detector shall be placed at the center of the ceiling directly above the stairway. All detectors shall be located within 12 inches of the ceiling. When actuated, the detector shall provide an alarm in the dwelling unit or guest room. Every attic or furred space in which a warm -air furnace is installed shall be readily accessible by an opening and passageway as large as the largest piece of the furnace and in no case less than 30 inches by 22 inches continuous from the opening to the furnace and its controls. The opening to the passageway shall be located not more than 20 feet from the furnace measured along the center line of such passageway. Every passageway shall be unobstructed and shall have solid continuous flooring not less than 24 inches wide from the entrance opening to the furnace. AAA005CE -23- A kitchen type exhaust hood which requires a vent shall be vented through the roof and not into the attic space. Exhaust fans vented to the outside or into ventilated attic space are required in all bathrooms unless an openable window is provided in the bathroom. Gas -fired water heaters may not be located in a bedroom or bathroom or in a closet opening into a bathroom or bedroom. Gas -fired water heaters located in garages must be elevated at least 18 inches above the garage floor and shall not be located in the pathway of an automobile. The number and location of receptacle outlets shall be as required by the 1981 National Electrical Code. AAA005CE -2 4 -