HomeMy WebLinkAboutDiamond Bar Project Scope of Work.pdf
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Since 1982
Diamond Bar Village Association
Project Workbook
Section 5:
PROJECT DETAILS
B. Scope of Work
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JWC CA & AZ Rev. 01.04.10 Page 1 of 9 Initial
SCOPE OF WORK
Project: Reconstruction Project
Diamond Bar Village
Inclusions:
This estimate does include the following:
1) The Project was bid pursuant to the Request for Proposal from the Diamond Bar
Village; per our jobsite inspections 2018 and early 2019; and from the Scope of Work
prepared by JWC below.
All material is guaranteed to be as specified; all Work is to be performed in accordance
with the Bid Documents.
Exterior Renovation Scope of Work
o Site Preparation and Scaffolding
▪ At each building, designate areas to be part of the work, and set up appropriate
protection.
▪ Install scaffolding towers as needed to access the specific repair areas.
▪ After the work is completed, disassemble scaffolding and remove it from the site.
▪ Remove protection.
o Second-Story Decks
▪ Demo and remove existing guardrail.
▪ Demo and remove existing deck coating.
▪ Demo a strip of stucco ~1’ wide at the deck/wall intersection and around the
sliding glass door.
▪ Remove and set aside existing sliding glass door.
▪ Remove and set aside a portion of the storage and/or front door jambs and
associated threshold.
▪ Properly install new deck flashing, including deck/wall metal, threshold door
pans, and deck drip edge. Tie new flashings in with existing building moisture
barrier at the walls.
▪ Install new waterproof deck coating system.
▪ Reinstall existing sliding glass door and man-door threshold/jambs.
▪ Patch stucco, matching existing texture as closely as possible.
▪ Install new steel picket guardrail, meeting current Building Code provisions.
(We have included an allowance of $180/LF as an installed price for new rails.
Actual costs will be determined based on design. This also applies to other
locations where rails are mentioned in this document.)
▪ Prime new materials.
▪ Clean up debris from this work.
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SCOPE OF WORK
o Entry Decks Between Units
▪ Demo and remove existing guardrail.
▪ Demo and remove existing deck coating.
▪ Demo a strip of stucco ~1’ wide at the deck/wall intersection.
▪ Remove and set aside a portion of the entry door jambs and associated threshold.
▪ Properly install new deck flashing, including deck/wall metal, threshold door
pans, and deck drip edge. Tie new flashings in with existing building moisture
barrier at the walls.
▪ Install new waterproof deck coating system.
▪ Reinstall existing man-door threshold/jambs.
▪ Patch stucco, matching existing texture as closely as possible.
▪ Install new steel picket guardrail, meeting current Building Code provisions.
▪ Prime new materials.
▪ Clean up debris from this work.
o Roof Framing Components
▪ Install shoring as needed to safely support building components.
▪ Remove and dispose of existing deteriorated or damaged wood components,
including 6x14 beams, 6x8 rafter tails, 2x8 and 2x6 rafter tails, and exposed eave
starter board. (Roofing will be removed as per “Roofing” in the “Other Items”
category below.)
▪ Replace hangers and connectors as needed.
▪ Properly install new wood components, matching existing components as closely
as possible for size and finish texture with readily available nominal-sized
materials.
▪ Most of the new wood components will be Douglas Fir, selected for appearance.
Starter board will likely be spruce, textured to match existing.
▪ Prime new materials.
▪ Clean up debris from this work.
o Roof Framing Components Between Units
▪ Install shoring as needed to safely support building components.
▪ Remove and dispose of existing deteriorated or damaged wood components,
including 6x14 beams, 6x8 rafter tails, 2x8 and 2x6 rafter tails, and exposed eave
starter board. (Roofing will be removed as per “Roofing” in the “Other Items”
category below.)
▪ Properly install new wood components, matching existing components as closely
as possible for size and finish texture with readily available nominal-sized
materials.
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SCOPE OF WORK
▪ Most of the new wood components will be Douglas Fir, selected for appearance.
Starter board will likely be spruce, textured to match existing.
▪ Prime new materials.
▪ Clean up debris from this work.
o Stucco Repairs
▪ At all areas of stucco repair, demo and remove enough stucco at the edges of the
repair area to enable proper tie-in with existing building moisture barrier. This is
assumed to be no more than 1’ wide.
▪ Replace specified deteriorated weep screed.
▪ Patch specific areas of failed stucco, matching existing texture as closely as
possible.
▪ Repair stucco at specific utility door jambs, replacing existing wood stucco
moulding as needed.
▪ Prime patched areas.
▪ Clean up debris from this work.
o Other Miscellaneous Items
▪ Remove and replace deteriorated or damaged roof framing materials similar to
those mentioned above, but at the rear side of the buildings.
▪ Remove and replace specified wood door and window trim, using Douglas Fir
matching existing in finish texture and size as closely as possible with standard
nominal-sized lumber.
▪ Make stucco repairs at the back side of the buildings, as described above.
▪ Prime new materials and patched areas.
▪ Clean up debris from this work.
o Non-Accessible Balconies
▪ Demo and remove existing guardrail.
▪ Demo and remove existing deck coating.
▪ Remove and replace deteriorated deck edge fascia.
▪ Demo a strip of stucco ~1’ wide at the deck/wall intersection.
▪ Modify slope of balcony as needed to ensure positive drainage.
▪ Properly install new deck flashing, including deck/wall metal and deck drip
edge. Tie new flashings in with existing building moisture barrier at the walls.
▪ Install new waterproof deck coating system.
▪ Patch stucco, matching existing texture as closely as possible.
▪ Install new steel picket guardrail, meeting current Building Code provisions.
▪ Prime new materials.
▪ Clean up debris from this work.
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SCOPE OF WORK
o Fences
▪ Demo and remove deteriorated fence components (dog-eared fencing, 2x rails,
and/or posts).
▪ Set new posts in concrete post footings. Concrete will slope away from the post
to minimize ponding water.
▪ Install new rails where removed.
▪ Install new fencing, matching existing as closely as possible with readily
available standard materials.
▪ Prime new materials.
▪ Clean up debris from this work.
o Parapet Walls
▪ Demo and remove specified damaged stucco.
▪ Demo and remove deteriorated parapet wall top plate and wall framing.
▪ Reframe new walls where removed, matching existing configuration and
dimensions as closely as possible.
▪ Properly install new moisture barrier and flexible flashings.
▪ Install new 2x6 top plate, matching existing configuration.
▪ Patch stucco, matching existing texture as closely as possible.
▪ Prime new materials.
▪ Clean up debris from this work.
o Other Items
▪ Roofing - Flat Roofs (Carlisle .060 mil TPO over 1” insulation board):
• Furnish and install 1” Poly Isocyanurate cover board staggered and
fastened at a rate of 6 fasteners per 4’ x 8’ board.
• Furnish and install Carlisle .060 mil reinforced TPO roof membrane
(white).
• Furnish and install 0ne (2) perimeter 6’ reinforced .060 mil TPO half rolls
with 6” laps fastened 12” O.C. picture framed for wind uplift (white).
• Furnish and install 10’ Carlisle reinforced 60mil field rolls with 6” laps
and fastened 12” O.C. (white). Per plans and specs.
• Membrane to be mechanically attached at all perimeters, curbs and
penetrations at 12” centers.
• All field and perimeter seams to be heat welded and checked for bond
upon completion daily.
• Vertical surfaces to be covered with Carlisle .060 mil reinforced TPO
membrane. Vertical membrane to be fully adhered to vertical surface
substrate with Low VOC bonding adhesive.
• Vertical surface membrane termination to be mechanically attached with
mechanical fasteners at 12” centers.
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SCOPE OF WORK
• Vertical surface membrane termination to be mechanically attached with
continuous termination bar and mechanical fasteners at 12” centers.
• Furnish and install Carlisle 100 mil Walkpad Per roof plan.
• Furnish and install Carlisle prefabricated pipe flash at all roof
penetrations.
• Furnish and install Carlisle prefabricated corners at all roof corners and
roof curbs.
• Furnish and install Carlisle TPO Clad Metal Scuppers at existing locations.
• Furnish and install New 24 gauge Kynar coping cap with contentious 24
gauge cleat. (Owner to select color.)
• Clean up and haul all debris to on-site trash container.
• Provide Manufactures 20 year roof system warranty.
▪ Roofing – S-Tile Roofs (Tile Lift and Lay)
• Remove existing trim tiles at gable ends, hips and ridges.
• Remove exiting mortar at hips, ridges and roof / wall intersections.
• Remove existing “Villa Tile” concrete roof tile and stack on roof.
• Broken or cracked roof tiles and trim tile to be disposed of.
• Remove existing hip, ridge and gable end nailer boards.
• Remove existing wood battens.
• Remove defective existing underlayment and debris. None of the
defective portions of existing underlayment to remain.
• Remove existing pipe flashings and dispose of.
• Perform visual inspection for defective sheathing, fascia and structural
lumber. Replace upon approval per additional unit costs listed below.
• Install new anti-ponding flashing metal at eaves. (Raised Fascia Details
Only).
• Furnish and install two (2) layers #40 asphalt saturate underlayment over
entire opened roof substrate.
• Furnish and install self-adhering “Ice and Water” shield at all slopes less
than 3:12.
• Cut, wrap, nail and seal all vertical penetrations at roof-to-wall
intersections with plastic roof cement.
• Re-install hip, ridge and gable end nailer boards.
• Wrap hip, ridge and gable end nailer boards with No. 30 underlayment.
• Re-install existing “Villa Tile” concrete roof tile with rake, hip and ridge
trim over new underlayment.
• Re-install all trim tile at hips, ridges and gable ends.
• Furnish and install new metal bird stop at eaves.
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SCOPE OF WORK
• Furnish and install weather blocking at hips and ridges with self-adhering
membrane on “Concrete Flat or Low Profile” tile roofs per manufacturer’s
specifications.
• Set nose ends of hip, ridge and rake tiles in a bead of plastic roof cement.
• Install field, hip and ridge tile with one (1) 11-gauge electro-galvanized
(E.G.) nail per tile.
• Install all first course field tile using one (1) wind clip per tile.
• Install gable end trim tile with two (2) 11-gauge electro-galvanized (E.G.)
nail per tile.
• Furnish and install new 2” x 4” drip flashing at all eaves.
• Supply and install new 4” x 6” tile pan flashing at rake / wall intersections
as needed.
• Supply and install 2” x 4” – 110 degree roof-to-wall flashing at all roof /
wall intersections as needed.
• Supply and install 3” x 1” x 2” z-bar counterflashing as needed.
• Blow all roofs clean of tile dust each day.
• Clean-up and haul roofing debris to construction waste facility.
▪ HVAC Disconnect/Reset
• In preparation for the roofing work at each building, disconnect existing
HVAC to allow for movement/replacement once roofing is complete.
• Upon completion of roofing work, reset existing HVAC units and
reconnect all hookups.
▪ Electrical Requirements
• Remove and set aside all existing electrical wire and conduit on the roof
system that would be in the way of roofing replacement.
• After completion of roofing, reinstall existing electrical wiring and
conduit.
• This item has an allowance of four hours of electrical work per unit.
▪ Paint
• Includes painting of these areas: Exterior stucco, wooden overhangs,
fascia trim, wood trim, entry doors/frames, utility doors/frames, stair
railings, hand railings, balcony railings, gutters/downspouts, wooden
trellises, lite posts, trash enclosures. Pool area, Pool house, Clubhouse, 12
residential buildings.
• Power wash exterior surfaces.
• Mask off areas not receiving paint.
• Prime and paint stucco walls.
• Prime and paint metal railings.
• Paint wood surfaces.
• Paint wooden trellises.
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SCOPE OF WORK
• Based on matching existing colors.
• Excludes painting perimeter walls/railings, prefinished surfaces.
• Paint products will be Sherwin Williams (SW) Super Paint on stucco and
wood surfaces, and SW Pro Industrial Semi-Gloss on metal surfaces.
o Warranty Info
▪ All wood repairs will have a three-year materials and installation warranty.
▪ Stucco repairs will have a three-year materials and installation warranty.
▪ Deck coating will have a five-year materials and installation warranty.
▪ Painting Warranty – painted stucco and trim (Sherwin Williams Paint) will have
a three-year warranty on wood surfaces, a two-year warranty on metal surfaces,
and a 10-year warranty on stucco surfaces.
o Notes Regarding Deteriorated Materials
▪ There is a lot of visible deteriorated material. It is quite likely there is also a fair
amount of hidden deteriorated material, some of which will be exposed during
demolition operations.
▪ Our pricing is based on replacement of visible damaged/deteriorated
components, as of our job walks during September and October of 2018.
o Notes Regarding Roof Condition
▪ The existing roofing at the Village at Diamond Bar has reached the end of its
useful life. Even if we did not need to remove much of the roofing to make
repairs to the deteriorated wood components under the roofing, it should be
replaced.
▪ The lift and lay method of repairing the tile roof involves reusing as much of the
existing tile as possible. Broken tile will be disposed of, and the tile needed to fill
in will be taken from another building within the Association or purchased.
▪ If new tiles are used to replace the broken tiles, they will be installed in one
contiguous area as much as possible. Because the tile is NOT what keeps water
out of the roof, the roof areas with reused tile will be as effective at shedding
water as that with the new tile.
2) All required tools, equipment, services, facilities, transportation, materials, labor, taxes,
city business license, General Liability Insurance covering our operations and naming
the HOA additionally insured, employee workman’s compensation insurance and
automobile insurance are included. All Scopes of Work will be completed in a timely
and workmanlike manner.
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SCOPE OF WORK
Exclusions:
This estimate does not include the following:
1) All testing and inspections unless otherwise noted (UON).
2) All contaminated soil, toxic waste or hazardous waste Work.
3) Mold remediation or put back.
4) Architectural or engineering services.
5) Structural modifications or repairs.
6) Modification of existing framing (adding blocking, correction of spacing, etc.)
7) Permits and processing fees (including, but not limited to building permit, street use
permit, and others).
8) Correction of concealed and/or unforeseen conditions.
9) Any Work not specifically identified in this breakdown.
10) Landscaping or irrigation protection, modification, and/or repair UON.
11) Moving of Homeowners’ property.
Clarifications
1) Changes in the Scope of Work, whether made by Owner, City, Fire Department,
Architect, Engineer or some other entity, will be charged as extra Work.
2) Acceptance of this Proposal is based upon acceptable Agreement between JWC and
Owner.
3) This Proposal is subject to review if not accepted within thirty (30) days from the date of
the Proposal. Unavoidable cost increases may occur, but we will do everything possible
to minimize any increases.
4) Owner to supply and pay for electrical power and water. Electrical power to be
available from each unit for Work associated with that unit. In the event house power
is unavailable, JWC can provide rental rates for generators instead.
5) All demoed components and materials will be removed from the site to legal disposal
locations.
6) During repair, removal, and/or replacement operations to complete this Scope of Work,
components related to, but not part of the Scope of Work, may be found to be too
damaged or fatigued to reinstall, or may fail due to vibration or other construction-
related operations. Replacement and/or repair of any such component will be
considered extra Work, and will be charged on a T&M basis.
7) If the Scope of Work will require existing window, sliding door, metal door, wood door
or other operable exterior component (hereinafter referred as "the Item") to be removed
and reinstalled during this Project, JWC shall use its best efforts to preserve the
function-ability and water-tight integrity of frame, sash or moveable component(s) of
the Item, but does not guarantee that the Item will survive the movement and/or
reinstallation. Understanding this condition, JWC is hereby relieved of all liability
resulting from the failure of function or water-tight integrity of the existing Item; except
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SCOPE OF WORK
for the flashing of the Item frame if such Work is incorporated into the
renovation/repair.
8) This Work will require a Building Permit. Costs involved in obtaining a permit, such as
obtaining Architectural and Structural drawings and/or details required by the
Building Department or other governing authority, time expended by JWC related to
obtaining the permit or other required documents, extra trips to the jobsite and/or time
spent on the job solely for the purpose of meeting Building Inspectors, and the cost of
the permit, will be charged on a T&M basis.
9) In the event that the project has exterior wall surface Work or Work that has an adjacent
finished surface, JWC is not responsible for any interior nail popping or cracking at
drywall during the demolition and installation of the exterior facade. JWC and its
subcontractors will use industry standard methods for demolition and installation of
the exterior facade and/or any other exterior improvements and/or attachments to the
existing exterior walls. Any interior nail popping or cracking at drywall that may occur
during the demolition and/or installation of the exterior facade will be repaired at an
additional cost and charged on a T&M basis.
10) JWC is assuming existing utilities within the building structure were properly placed
and protected per industry standards. Repairs to any puncture or breakage, or repairs
to damage caused from such, related to installation of the work above will be made at
an additional cost and charged on a T&M basis.
~ End ~
Section 8:
SITE MAP