Single Family Home - Standard Specifications

Landscaping
Fully sodded front, rear & side yards
Asphalt paved driveway
Interlocking paver walkway from driveway to front door
6’ high wood fence along back property line where applicable (or chain link fence may apply)

Lower Level
35’, 38’ & 44’ Collection of homes feature increased ceiling height in lower living space
Fully framed exterior walls finished w/ drywall
Poured concrete footings & walls with reinforcing steel beams & posts in accordance with architectural plans
Poured concrete garage floor with reinforcing

Framing
9’ ceilings on main floor
3/4” OSB tongue & groove subfloor sanded & screwed
Pre-engineered joist system for solid squeak-free floors
Exterior walls w/ 2”x6” kiln dried studs @ 16” o/c w/ 1” rigid insulation & 7/16” sheathing

Exterior Features
Created for a lasting impression, Tamarack home exteriors feature
Modern, Craftsman & Traditional elevations. High curb appeal is achieved through a harmony of premium finishes & textures designed for maximum performance and minimal maintenance.
Maintenance-free soffit & fascia as per elevation
30 year laminated architectural design asphalt roof shingles
Solid vinyl triple-glazed Low E Argon casement thermopane windows throughout
Oversized vinyl lower level windows for improved lower level living
Sectional insulated steel roll-up pre-finished garage doors
Insulated fibreglass exterior door w/ weatherstripping as per elevation w/ quality satin chrome hardware & deadbolt
Reinforced poured concrete front porch
Black mailbox
Black civic address numerals

Heating
Fully ducted Heat Recovery Ventilator [HRV]
High efficiency two-stage forced-air gas furnace w/ ECM motor for reduced energy bills
Oversized ducts for future air-conditioning
Electric or high efficiency direct vent gas fireplace w/ 3 pce painted flush mantle / ceramic face or painted beam mantle / drywall face (dependent on model type)
High efficiency gas-fired tankless water heater (rental)
All duct work cleaned prior to occupancy
Programmable thermostat

Plumbing Features
White plumbing features
Water-saver toilets
Single lever faucets in all vanities, showers & tubs
Scald-guard temperature control valves on all showers
Primary ensuite shower stall w/ ceramic tiled walls & acrylic base w/ glass door
Laundry tub w/ chrome faucets (or brass, if in lower level)
Rough-in for dishwasher under kitchen sink
Rough-in for clothes washer & dryer
Kitchen double undermount stainless steel sink w/ one handle faucet c/w pull-down spray
Choice of bathroom vanity styles; countertop, tiling & flooring colours, all from builder’s samples
Chrome tissue holder & towel bar in all bathrooms
Pedestal sink or vanity sink in powder room (as per plan)
Two exterior hose-bibs (one in garage & one at the rear of the house)
Shut-off valves for all sinks & basins
Primary ensuite free standing tub

Electrical / Mechanical
LED lighting throughout
White Decora light switches throughout
Illuminated light switches in all bathrooms
Ceiling light in all bedrooms including primary bedroom
Dining room ceiling light outlet capped
Exterior vented fan in kitchen
Rough-in for central vacuum dropped to lower level
100 amp service
All copper wiring throughout
Electrical outlets in garage
Electrical outlet for future garage door opener
Weather-proof outlet at front & rear
Interconnected smoke / carbon monoxide detectors on each floor level & one in each bedroom
Exterior light package including soffit lights (as per plan)
High tech package: Category 6 data outlets used throughout plus conduit running from attic to lower level for future wiring

Interior Finishes
Smooth ceilings throughout (no stipple)
Quartz countertops throughout
Professionally designed custom-crafted cabinetry throughout includes quick release European hinges w/ soft close hardware throughout
40” high upper kitchen cabinetry
Pot lighting in kitchen (as per plan)
Vanities w/ quartz countertops & full width bevelled edge mirrors
All cabinetry w/ choice of style & colours from builder’s samples
Microwave shelf in kitchens
Upper laundry cabinets in main or upper floor laundry rooms
Hardwood flooring in living room, dining room, family room (or great room) & study (if applicable)
Ceramic tile flooring in front entrance, kitchen, all bathrooms & upper floor laundry rooms • Ceramic tile kitchen backsplash
Quality 40 oz carpet w/ upgraded underpad
Interior trim painted white w/ one colour paint on walls chosen from six builder’s samples
Modern style oak railings w/ solid oak nosing, railing & spindles to be stained
Choice of Colonial or Classique style interior doors
Satin chrome hardware throughout
Swing style doors on closets (except where noted)
Premium trim package includes 4” baseboards & window sill stoop mouldings

Energy Efficiency
R-29 lower level exterior walls
R-27 exterior wall insulation
R-60 attic insulation
Exterior perimeter foundation wall insulated using TUFF-N-DRI w/ WARM-N-DRI board
Caulking around all windows & doors where they con- tact exterior surfaces
Well sealed vapour barriers
Fully drywalled garage w/ one coat mud on tape

WARRANTY
Homes are covered by TARION WARRANTY CORPORATION.
Homes will be registered by the vendor with the fee to be paid by the purchaser as an adjustment on closing.
Plans, specifications & materials are subject to availability, substitution & modification, without notice.
Purchaser to have a choice of interior finishes (unless already ordered or installed)

The Carson Plan

By Tamarack Homes | Idylea - Single Family Homes

Tamarack Homes

Idylea - Single Family Homes

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Tamarack Homes
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Idylea - Single Family Homes