• Surveyed corners are clearly marked
• All utilities connected
• Lot shaped for drainage

Crawl Space Foundation

• Engineered, 8” thick stem walls, steel-reinforced
• 6-mil vapor barrier in a minimum 3’ high crawl space
• Screened vents by code

Slab Foundation

• Standard Perimeter Footings: 10 inches thick x 18 inches wide with 3 #4 continuous reinforcing steel bars.
• Perimeter Walls: Minimum height 24″, 8″ thick. 
• Perimeter Walls have 3 x 10″ pressure treated sill plates bolted to foundation with 5/8″ diameter anchor bolts spaced at 32″ on center. 
• Insulation for slab foundations is 24 inches of R-15 rigid foam. 
• Concrete floor slab is 4 1/2 inches thick with #4 rebar space at 18 inches on center. Added rebar at interior footings as required.

Drainage

• Rigid PVC gutter drain tile, connected to curb outlets.
• Back-fill with washed gravel plus on-site earth.

Framing

• Sill plates: 3×10″ pressure-treated wood sill plates at the home’s exterior walls, 3×6″ pressure treated wood sill plates at garage exterior walls.
• Exterior walls: 2×6” kiln-dried studs spaced at 16″ on center.
• Interior walls to be framed with 2×4″ & 2×6″ kiln dried studs. 9′ ceilings.
• Exterior sheathing and interior braced walls are sheathed with 1/2″ cdx plywood nailed to studs with 8d galvanized nails. Structure is designed to qualify as a CWS structure (Continuous Wood Sheathing).
• Floor joists:  Kiln-dried 2″x10″ over crawl space. Not needed for concrete slab.
• Floor decking:  3/4” thick tongue and groove underlayment grade plywood sheets, or similar.
• Roof trusses to be engineered by an engineer licensed by the state of Oregon.

Windows

• Double pane Milgard windows, white vinyl frames and screens, lifetime warranty.
• “Low E” double pane glass, average U-value of 0.24 or better (R-4.35).
• Grids as per plan.

Roof

• Concrete tile with lifetime warranty and R-20 insulation value (See benefits of tile roofs here)
• 30 pound felt underlayment.
• 1/2” CDX 5-ply plywood sheeting.
• Venting by code.

Insulation

• Exterior walls: R-23 with Blow-in-Blanket fiberglass — Building code requirement. Upgrade to R-36.4 by adding 2″ of closed-cell spray foam vapor barrier.
• Attic:  R-49 with Blow-in-Fiberglass — Building code requirement. 
• Noise insulation in baths and utility walls: R13 — Not a building code requirement.
• Garage Walls & Ceiling:  R-19. Not a building code requirement.

Siding

• “Hardi-plank” or “Hardi-panel” non-combustible, fiber-cement. exterior siding with 50 year transferable product warranty, will not rot, resists water and termite damage.
• Rain drain, HydroGap housewrap. (Click here for more details about HydroGap).
• Front porch traditional metal-reinforced 3-layer cement stucco, per plan optional upgrade.
• Wood trim per plan.

Gutters and Downspouts

• 6” aluminum continuous per plan
• Rectangular downspouts per plan

Exterior Doors and Garage Doors

• Front door: Insulated fiberglass, R-15 insulation value.
• Garage door: Raised panel, insulated steel, R-7.2
• Garage to inside: Fire rated door per code.
• Electric garage door opener with two remote controls.
• Man door into garage.

Plumbing

General

• Water pipes: “Rehau” no freeze plastic.
• Sewer pipes:  PVC and cast iron.
• Hose bibs:  2 or 3 frost-free bibs per plan.
• Electric Water heater:  High efficiency hybrid electric water heater. Upgrade to high efficiency gas water heater, size as needed.
• 1” Stub-out for sprinkler system.

Kitchen

• Sink:  Under counter Moen or Blanco stock stainless steel. 
• Faucet: Moen pull down valve.
• Disposal: Insinkerator Evolution Select. See appliances.
• Ice-maker hook-up.

Hall Bath

• Sink: Under counter Kohler Caxton, white china.
• Toilet: Toto Drake elongated toilet.
• Tub/Shower Combo; 5ft. long Maax.
• Mirror: Full length of vanity cabinet.
• Hardware: Towel bar, towel ring, tissue holder.

   Master Bath

• Two Sinks:  Under counter Kohler Caxton, white china.
• Toilet: Toto Drake Elongated toilet.
• Shower:  Tiled, curbless, with seat and frameless glass door.
• Soaking Tub Upgrade: 6′ Maax Lopez Rectangle Drop in tub.
• Mirror: Full length of vanity.
• Hardware: Towel bar, two towel rings, tissue holder.

   Powder Room

• Sink:  Under counter Kohler Caxton, white china.
• Toilet: Toto Drake Elongated toilet.
• Mirror:  Full length of vanity.
• Hardware: Towel bar, towel ring, tissue holder.

  Utility

• Laundry tray:  Mustee 10, 22”x 25”, self rim, fiberglass, Moen Integra pullout valve.
• Recessed faucet box.

Electrical System

• 200 amp circuit breaker panel with underground service.
• Flush mounted meter on garage wall.
• All wiring for lighting, switches, outlets, door bell, smoke alarm per plan and by code.
• White decorator switches and standard duplex outlets per plan.
• Phone and cable outlets. One each per bedroom and multiple locations in great room.
• 50% of light bulbs to be either compact flourescent or LED bulb.
• Under upper cabinet lights in kitchen.
• “Broan” low noise QTR 80 (1 sone) or QTR 100 (1.5 sones) bath exhaust fans.
• Multiple-line phone wire.
• Pre-wired cat-5 wire plus coaxial for internet/TV, and plumbed central vacuum system.
• Pre-wired for Cat 5 networking (future wire behind TV jack)
• Optional Upgrade: Pre-wiring for solar electric panels and solar water heater installation.
• Optional Upgrade: Garage to attic conduit for solar panels.
• Attic catwalk to facilitate access for insulation and solar panel wiring.
• Electric car plug-in

Heating/Cooling System

• 95% efficient forced air gas furnace.
• 14 SEER (Seasonal Energy Efficiency Rating) electric air-conditioning system.
• Heating/cooling ducts incorporated into conditioned space, sealed with mastic, pressure treated. 
• Energy recovery ventilator (ERV).

Fireplace  (optional)

• Gas unit with ceramic logs. Direct vent.
• Hot air blower with controls.
• Mantel, flush hearth and tile surround.

Drywall

• Gypsum board interior wall surface, taped, sanded, and textured. 
• Water resistant gypsum board at tub and shower surround as needed.
• Bullnose at interior outside corners.

Interior Doors

• 2-panel painted, pre-hung doors at room access locations. 
• 2-panel painted pairs at closets.
• Hardware: polished brass or brushed nickel.
• Doors with wood trim.

Exterior Doors

• Insulated garage door with remote control.
• Insulated garage man door.

Interior Wood Finish

• Wood window trim surround.
• Doors with wood trim.
• 5 1/2″ base board.
• Closet shelves 3/4″ MDF, 14″ wide w/1×4″ shelf supports.
• All interior trim to be painted white base, semi-gloss finish.

Painting

• Exterior walls and trim: painted per plan.
• Interior walls:  “Dover White”  Zero-VOC (Volatile Organic Compounds) latex paint over PVA primer.
• Exterior doors: low sheen latex enamel.
• Interior doors: white base, semi-gloss finish.
• All wood trim: white base, semi-gloss finish.

Cabinets

• Custom-made, choice of lacquered oak. Upgrade to maple, cherry or painted finish.
• Counter tops: Quartz slabs with square edges. Optional: Granite.

Floor Covering  (with buyer’s allowance per plan)

• Carpet: 100% Nylon, continuous filament, 40 ounces minimum, 10 year wear, 7 year stain and 7 year crush guarantee.
• Carpet Pad: 8 pounds rebound or similar.
• Tile in powder and master bathroom.
• Vinyl planking in utility and hall bath.
• Hardwood, 3/4” solid oak, No. 2 grade, in place sanded and finished, per plan (Area installed normally: entry, hall to living area, great room, dining and kitchen).

Appliances: Energy Star rated (with buyer’s allowance per plan)

Electric Fixtures: Energy Star rated (with buyer’s allowance per plan)

Driveway, Walks, Patio

• Sidewalk: Brushed concrete to property lines.
• Driveway: Brushed concrete width of garage.
• Walk-ways: Brushed concrete per plan.
• Patio: Brushed concrete per plan.

Landscaping

• Graded for drainage.
• Allowance for sprinkler system and plants.

General Conditions Prior To Closing

• Approved by the City of Corvallis according to all building code requirements.
• Professionally cleaned.
• Inspected by the buyer and completed to the buyer’s satisfaction.
• Tested and Certified by Energy Trust of Oregon.
• A certificate of occupancy.

The builder reserves the right to exchange all materials described in the AKRO Homes Specifications with equal or better materials and may modify the specifications and prices without prior notice.  All sizes, measurements, quantities, dimensions, and trade names shown on the plans and other written or spoken representations are subject to change.