Alteration: Die Douwurmkop Trust

Specification - DAB01.

20th June 2006

First floor plan

Elevation East West North

Elevation South

Section AA

Section BB

You can expand the image on the internet to get more detail.

Parties

1. Owner:
   Die Douwurmkop Trust
2. Project Manager:
   Controlled Process Systems cc
   Reg/No 1989/25298/23
   Vat/No 4270105119
   241 St Georges Avenue Natures Valley 6602.
   P.O. Box 19, The Crags 6602.
   Tel: 044-531 6833     Fax: 044-5316625     Mobile: 083-2707077
   E-Mail: robert105@xnets.co.za
   Contact:Robert Kleyn 083-2707077
3. Engineer:
   Ken Vorwerk 083-3062308 Reg/No: 860208

Controlled Process Systems cc hereafter referred to as CPS will appoint contractors supervise and coordinate the project and set and supervise quality standards.

General

1. Electrical
2. Plumbing
3. Roof
4. Engineers

1. Care must be taken not to damage any trees or vegetation and building activity must be confined as far as possible to the construction area.
2. Rubble must be removed on a regular basis.
3. The site must be kept tidy at all times.
4. It is the responsibility of the building contractor to protect the exposed building against the elements especially water damage.
   Work not specified in this document will be clarified by Controlled Process Systems cc on request.
5. Water and electricity will be supplied by the employer free of charge.
6. All screws, bolts, nails, rods, plates etc. to be used for the completion of the project must be provided by the contractor. The quality should be appropriate to its use.
7. Protect glass against breakage, harmful splashes and splatter. Clean glass as soon as practical after installation with mild soap and water.
8. All fixtures, cabling, plumbing outlets, wiring etc. to be aligned centre, level, vertical, parallel & square unless specified otherwise.
9. All material to be demolished will become the property of  CPS unless specified otherwise.
10. The contractor shall pay and recover all deposits and pay all fees and charges for construction purposes. These deposits, fees and charges are hereby expressly to be included in the contract sum.
11. The contractor shall provide and maintain the site toilet for the duration of the construction period.
12. The contractor shall allow for taking delivery, unloading, checking against invoices and/or delivery notes, getting in, unpacking, storing, hoisting and fixing of goods delivered to the site, including goods that are supplied by the employer.
13. The contractor shall check carefully the quantity and condition of all goods on taking delivery as any goods subsequently found missing or damaged will be replaced at the contractor’s expense.
14. No open fires are allowed on site.

Bats

Site

1. Care must be taken not to damage any trees or vegetation.
2. Rubble must be removed on a regular basis.
3. The site must be kept tidy at all times.
4. Reestablish garden on completion of contract.

    

Demolition

1. The house will have been cleared of all existing furniture and household equipment by others.
2. Use method that keeps dust, noise and vibrations to a minimum, protect & leave adjoining structures safe.
3. Unless otherwise specified all demolished items & material is the property of  CPS.
   It is the responsibility of the building contractor to preserve and protect all existing floors and sections of the building that is not to be demolished.

Demolish and/or remove:

1. Existing FF ceilings and timber walls.
2. Existing brick walls on FF where required.
3. Existing roof structure & covering
4. Existing chimney to FF level.
5. Existing wall sections on FF where necessary
6. Existing doors and windows on FF where necessary.
7. Carefully remove all sanitary ware in each bathroom and isolate water supply.
8. Existing electrical connections need to be isolated and electrical wiring removed.

Foundations

1. All column foundations as per engineers drawing.
2. All trenches to be compacted prior to pouring.
3. All trenches and foundations to be approved by the local authority and/or engineer prior to pouring concrete.
4. Underground obstacles like soakaways need to be relocated.
    

Walls

1. Clay stock bricks suitable for plastering with a minimum of 14 Mpa grading must be used.
2.  Windows and door frames to be built in with DPC.
3. Walls must be cladded with Rhino MR boards where drywall is used in bathroom/shower areas.

Dry walling

1. 63.5 mm studs @ 600 c/c
2. Rhino 12.5mm tapered edge “FireStop” boards
3. Isotherm 50mm insulation.
4. Tape joints with glass fibre scrim.
5. Skim gypsum walls and  ceilings where installed with “Rhinolite”

Floors   

1. A new floor will be nailed over the existing floor.
2. Floors need to be repaired where existing walls are removed.
3. Floors sanding and finishing on completion.

Skirting

1. Meranti 76x15 with rounded top.
2. After pre-fitting the skirting must be removed and painted.
3. Fix skirting at 400mm centres when floor sanding and painting completed.
4. Use the “blind butt” method of mitring internal corners.

Roof  

The completed roof must resemble the roofs indicated in the pictures and be of the Polynesian design with an extra flare at the edges. The roof design must comply with engineer’s specification. An overhang of 600mm is required.
1. Pre-painted (Grey) Zincalume roof sheets Sisalation 405 insulation membrane to underside of roof sheets on purlins to manufacturer’s specification.
2. Roof clearance certificate to be supplied.
3. Fascias to be 228mmX32mm pine

Ceilings

1. Gypsum taped and jointed 9.5mm Gypsum ceiling board with tapered edge.
2. Drywall screw @ 200mm c/c 38x38 pine brandering @ 300mm c/c.
3. Skim with “Rhinolite” 760x760 mm trap door with 13x45 mm meranti cleat around.
4. Use “Rhino MR board in bathroom. Use 76mm Gypsum cove cornice.

1. End matched knotty pine ceiling to match existing.
2. Timber cornice and quadrant as required.
3. Timber beams as per ground floor sample    
   Single side slab knarley finish
   boron treated  class5 (120 - 130mm dia)

Note: The roofing contractor will supply and install to the underside of  the "knarley" timber beams.

Insulation

1. Sisalation 405 under roof sheets.
2. Isotherm 50mm on ceiling.
3. Isotherm 40mm in drywall cavities.

Windows and Doors  

1. All new windows and doors to be sanded and treated before installation.
2. Windows and doors to be masked to prevent surface damage.
3. Door sills to be protected against traffic during construction.
4. New internal doors to match existing doors and door jambs. (See picture)
5. New door hinges to be brass with brass screws
6. Brass door handles on new outside doors. (PC item)
7. New internal door handles to match existing.
8. New 2 lever locks inside and 3 lever locks outside.
9. Existing windows and doors to be serviced and repaired where required
   or replaced where not economical to repair.
Glazing to be done to SABS 0137 & 1263 – 2000.
11. Supply 2 keys with all locks.
12. Height of door handles to be 1000 above FFL.

Sills   

1. Exterior: Terracotta clay tile to match existing. Arrange symmetrically and seal.   
2. Interior: 35mm Planed SA Pine Grade 6 with rounded square front edge. Sill to protrude 50mm beyond plaster and flush with side jambs.

Timber Decking  

1. 32x102mm CCA treated pine decking with chamfered edges spaced 5mm apart
2. The existing beams need to be extended and reinforced as per engineers drawing to accommodate the 32mm decking.
3. Screw and plug decking with 50mm stainless steel screws, 2 at each joist intersection.

Deck support columns(trees)   

1. The pine timber support columns must match the existing support columns.
2. Columns must be cured and treated with creosote.
3. Column ends that will be underground must be soaked in carbolinium overnight.
4. Allow for drying before being concreting in position.

Balustrading 

1. Design as per picture
2. Manufactured from selected treated pine.
3. To be min 1m high with max openings of 100mm.
4. To fit in between deck support columns
5. Baluster 38mm x 50mm chamfered.
6. Hand rail and plinth 50mm x 114mm

Stone cladding  

1. The braai area on the stoep and the partition on the first floor as indicated on drawing needs to be clad with sand stone cladding using an approved method of fixing.
2. Stone to be laid tightly together by professionals.
3. Layout patterns need to be approved by the project manager.

Stoep & Stoep extension

1. The existing stoep needs to be repaired where slate has been damaged or has become loose.
2. The stoep extension must match the existing stoep.
3. Excavate and remove all plant material from extension area.
4. Foundations around perimeter of slab.
5. Foundation walls to existing height. Fill and compact with suitable filling DPC underlay and steel mesh reinforcing to 20 mpa 100mm slab.
6. Slasto and steps to match existing.

Braai   

1. Braai on stoep as per drawing clad with sand stone as previously specified.
2. Fire brick inside construction in fire area up to smoke shelf height.
3. Stainless steel flue liner and chimney
4. Flushable stone tray in front of  fireplace to catch embers and drippings.
5. Woodstore under fireplace with 2 swing doors as per sketch.
6. Chimney to be fitted with rustproof weather cowl.

Tiling

1. Tiles to be specified in tender as PC item.
2. Bathrooms tiled to 1.5m height and shower must be tiled to ceiling height.
3. Bathroom and shower floors must be tiled.
4. New soap dishes and toilet roll holders in bathrooms.
5. Soap dish and footrest in shower.
6. Rhino MR boards must be coated with a mixture of Tylon BondIt and FixIt.
7. Use Tylon Superflex on MR boards and floors.

Bathrooms/Shower

Shower:

1. Glass fibre over MR board in shower cubicle area from ceiling to floor including floor area.
2. Use 900x900 glass fibre shower tray appropriately affixed and supported.
3. Use white epoxy coated aluminium sliding shower door to owners specification (PC item)

Bathrooms:

1. All fittings will be reused and must be carefully removed and stored for refitting.
2. Sanitary ware must be protected during construction
3. Tiles must be stripped from walls including soap dishes and toilet roll holders.
4. Use Tylon Superflex on tile prepared MR boards and floors.

Electrical    

Plumbing    

Painting

1. After construction the whole house needs to be repainted outside and inside.
2. Existing and new work finishes must match.
3. All existing woodwork needs to be properly prepared and repaired where required.
4. Assume no deep or ultra deep tones for tender purposes unless specified otherwise.

Plaster

1. Allow plaster to cure for 14 days and dry before painting.
2. 1 coat bonding liquid 1 coat universal undercoat 2 coats “Plascon Wall & All”
3. Drywall: Sand Rhinoglide carefully not to expose taped joints with 80 grit paper and apply bonding liquid to joints and board.
4. 1 coat universal undercoat 2 coats “Plascon Wall & All”
5. Floors: Floors need to be professionally sanded. Paint with 3 coats “Plascon floor varnish” to manufacturer’s specification.
6. Windows and Doors: Sand and paint windows, doors and doorframes before installation Mask windows, doors and frames during construction. Paint with 3 coats “Rystix exterior solvent based mahogany” varnish All existing windows need to be properly prepared and glazing putty replaced where cracked and deteriorated.
7. Deck: Deck to be painted with 3 coats clear penetrating wood oil.
   Joists to be painted with creosote.

Glass

1. Regulation clear glass throughout
2. 6.5mm laminated clear safety glass in PD3 doors.

Fire Extinguishers

1. Fix two4,5kg dry powder SABS approved fire extinguishers with brackets where required.
2. Position to be finalised on site.

Miscellaneous

1. Garden to be re-established where damaged.

Prime Cost amounts:

1. NHBRC cost
2. Shower door
3. Shower taps, -arm and –rose
4. Light fixtures with bulbs
5. Power points- and switch covers
6. Door / window handles & locks
7. Tiles.

Direct Contractors:

1. Roof to underside of "knarly" beams
2. Electrical
3. Plumbing
4. Cupboards
5. Alarm

Exclusions

1. Sanitary ware in two main bathrooms.
2. All cupboards