8961d9d9-4a7c-4dd5-874e-7ea8b1717b04.pdf

PROJECT MANUAL

01-Table of Contents – Page 1 of 1

PROJECT NAME AND LOCATION:

TABLE OF CONTENTS

02 Invitation to Bid (1 Page)

03 Specifications (28 Pages)

04 Plans (24 Pages)

05 Instructions to Bidders (7 Pages)

06 General Conditions (16 Pages)

07 Bid Form & Bidder Information (5 Pages) – Return with Bid

08 Sample Contract Form (1 Page)

09 Sample Certificate of Insurance (2 Pages)

10 Hazardous Material Report dated November 10, 2016 (171 Pages)

Siding & Exterior Trim Replacement Contract Number: AW2601831 Carriage House Apartments – Building E

INVITATION TO BID

02-Invitation to Bid_$250-$1MM, Sealed Bid - Page 1 of 1

King County Housing Authority (KCHA) will accept bids from qualified general contractors to furnish labor, materials and necessary equipment to perform the following:

SCOPE OF WORK: Work includes, but is not limited to, the removal and disposal of existing siding and trim, and other work described in project manual.

PROJECT MANUAL DISTRIBUTION:

Address: King County Housing Authority, 600 Andover Park, Tukwila, WA 98188 Distribution: * Documents are available for download on KCHA’s website at http://www.kcha.org/business/construction/open/

PRE-BID CONFERENCE:

Date and Time: July 29, 2026 at 11:00 A.M.

Jobsite Address: Carriage House Apartments, 3602 South 180th Street, SeaTac, WA

98188.

In Addition:

For Questions:

Posting:

Contractors are strongly encouraged to attend the Pre-Bid Conference.

Failure to attend the Conference will not relieve the Contractor of any responsibility for information provided at that time. Bidders must have a current certificate of registration as a contractor for the last three years under the same name and have completed the required L&I training.

Questions pertaining to the bid are to be sent via email to MichelleJ@kcha.org no later than seven (7) calendar days prior to bid due date. All responses shall be in the form of Addenda.

Addenda notifications will be emailed to all members of the Plan Holders List and will be posted on KCHA’s website.

BIDS ARE DUE:

Time: 11:00 A.M.

Date: August 19, 2026 Address: King County Housing Authority 600 Andover Park West, Tukwila, WA 98188 Submittal Process: * Sealed Envelope marked as “Bid Documents: Carriage House Siding & Trim.

Attn: Michelle J.”

(Mailing / Shipping Package or Wrapping must also be marked with this information).

Process: All Bids must be received and time and date stamped at KCHA no later than the above due date and time. No Bids will be accepted after that date and time. No Fax or Email Bids will be accepted.

BID GUARANTEE:

Amount: Five (5%) Percent of the Total bid must accompany Each Bid Payable to: King County Housing Authority

PERFORMANCE AND PAYMENT BONDS: As a condition of award payment and performance bonds for 100% of the Contract Award Amount shall be furnished for the Work.

KCHA is an Equal Employment Opportunity Employer and strongly encourages minority-owned and women-owned businesses, socially and economically disadvantaged businesses, and small businesses to submit bids or to participate as subcontractors and suppliers on KCHA Contracts.

KCHA reserves the right to reject any or all bids or to waive any informality in the bidding. No bid shall be withdrawn for a period of 60 calendar days subsequent to the opening of the bids without the written consent of KCHA.

CONTACT PERSON: Michelle Jackson at MichelleJ@kcha.org

SPECIFICATIONS

Carriage House Apartments Contract Number: AW2601831 Exterior Renovations - Building E Page 1 of 28

SUMMARY 01100 - 1

SECTION 01100 - SUMMARY

PART 1 - GENERAL

1.1 WORK COVERED BY CONTRACT DOCUMENTS

A. Project Identification: Siding & Exterior Trim Replacement

1. Project Location: Carriage House Apartments, 3602 South 180th Street, SeaTac, WA 98188

a. Building E

B. The Work consists of, but is not limited to, the removal and disposal of existing siding and trim;

select removal and replacement of existing windows and sliding glass doors; reseal of specific windows; supply and installation of fiber cement board siding panels and trim; removal and reinstallation of downspouts; repair and/or replacement of exterior decks and railings; various deck membrane repair/installation; removal of existing elevated walkway and construction of new walkway, exterior painting of all siding and trim.

C. Good faith asbestos inspection(s) testing to comply with RCW 49.26.013 as required to achieve scope of work Removal and disposal of existing siding, trim, windows and doors.

D. All elevated decks are to be repaired, reference Keynotes 17, 18, 19, 20, and 28 on the plans. The decay repairs will depend on the extent of decay observed after the soffits are removed.

E. Where the pass-through corridor has gypsum sheathing incorporate the base of wall flashing shown in Detail 9/5.0. Where the pass-through corridor has siding the siding will need to be removed and replaced to incorporate the base of wall flashing shown in detail 6/5.8. Also reference Keynote 11.

F. All second-floor elevated walkways to be removed. Construct New walkway per sheet s3 and slope ¼” per foot away from building. Install new flashings, waterproof membrane and guardrail.

Ref Sheet S1.0 and Details 3/5.8, 6/5.8 & 5/5.8. Reference Keynote 21.

G. The existing vinyl membrane shall be removed the entire length of each corridor. The underlying substrate shall be prepared as required to install a new waterproof membrane. Preparation will likely include removal of the existing adhesive or removal and replacement of the existing plywood sheathing to accept the new waterproof membrane. Reference Keynote 22.

H. At the upper and lower floor inside courtyard areas it is necessary to incorporate the base of wall flashing as shown in Detail 10/5.0 and 6/5.8 and the siding and trim will need to be removed and replaced.

I. All soffits at the roof eaves/rakes and decks are to be removed and replaced. Reference Keynotes 17 and 23. Soffits in the corridor stairways can be either removed and replaced or patched as long as patching does not show additional seams and the exterior paint can be applied according to manufacturer recommendations. Courtyard walkway soffits (1st floor looking up underneath the

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SUMMARY 01100 - 2

elevated walkway) are to be removed and replaced due to decay and damage and construction of new elevated walkways. Ref Keynote 21

J. The duration is 150 days. Painting may be delayed if weather conditions and temperature are not acceptable for painting.

K. Ceiling light fixtures are to be removed and replaced. Reference Keynote 12. The wall light fixtures are to be temporarily removed and reinstalled. Reference Keynote 15.

L. The weather-restive barrier (WRB) shall be Henry Fortifiber Weathersmart Drainable with all edges sealed in accordance with manufacturer recommendations. No Rainscreen system is specified to be installed. Tyvek is not an acceptable substitute.

M. Guardrails shall be a typical face mounted prefabricated picket style guardrail similar to the courtyard guardrails with one continuous top rail and one continuous bottom rail. Reference Sheet 6.0 for additional information.

N. Unit Cost Item #7 includes replacing all the windows and sliding glass doors with new on the south side of the building. Reference the plans and South Elevation on Sheet 3.1 for locations and window types. This is an Add/Alternate Unit Cost Item and is not included in the base bid but may be added to the contract before signatures.

O. See separate BEHR PRO Exterior Paint Specification for details on the Exterior Paint Requirements.

P. See 04-Carriage House Bldg. E’ BID SET PLANS for detailed directions and envelope installation measures.

Q. Project will be constructed under a general construction contract.

1.2 WORK SEQUENCE

A. The Work shall be completed in 150 calendar days from the date of Notice to Proceed.

B. Contractor will submit written schedule outlining dates and duration of job including:

1. Construction start date

2. Schedule for work in each building

3. Anticipated final completion date

1.3 LIQUIDATED DAMAGES

A. Liquidated damages will be assessed for each calendar day that the Contractor exceeds the time for completion in the amount of $500.

1.4 USE OF THE PREMISES

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SUMMARY 01100 - 3

A. Use of Site: Limit use of premises to work areas. Do not disturb portions of site beyond areas in which the Work is indicated.

1. Owner Occupancy: Allow for resident occupancy of site. Owner will occupy site and existing building during entire construction period. Cooperate with Owner during construction operations to minimize conflicts and facilitate resident usage.

2. Driveways and Entrances: Keep driveways and entrances serving premises clear and available to residents and emergency vehicles at all times. Do not use these areas for parking or storage of materials.

3. Use of Existing Building: Maintain existing building in a weathertight condition throughout construction period. Repair damage caused by construction operations. Protect property, the buildings and occupants during construction period.

1.5 PERMITS

A. Owner has secured the Building Permit. Contractor is responsible for obtaining and paying for all other necessary permits and for the coordination of all required inspections.

1.6 CONTRACT MODIFICATION PROCEDURES

A. Owner-Initiated Proposal Requests: Architect will issue a detailed description of proposed changes in the Work that may require adjustment to the Contract Sum or the Contract Time. If necessary, the description will include supplemental or revised Drawings and Specifications.

B. Contractor-Initiated Proposals: If latent or unforeseen conditions require modifications to the Contract, Contractor may propose changes by submitting a request for a change.

C. Construction Change Directive: Owner may issue a Construction Change Directive instructing the Contractor to proceed with a change in the Work, for subsequent inclusion in a Change Order.

D. Documentation: Maintain detailed records required for a change order to be approved and provide evidence of the following:

1. Wage Rates

2. Hours worked for each trade

3. Materials

4. Equipment

E. Do not perform change order Work without approval of the Owner. Work performed without approval will not be compensated.

1.7 UNIT PRICES

A. Unit price is an amount, stated by bidders on the Form of Proposal, as a price per unit of measurement for materials or services added to or deducted from the Contract Sum if the estimated quantities of Work required by the Contract Documents are increased or decreased.

Unit prices will be used to determine the amounts due to the Contractor from the Owner.

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SUMMARY 01100 - 4

B. Unit prices include necessary material, plus cost for delivery, preparations required for installation, demolition, disposal, installation, insurance, and direct and indirect costs associated with the Unit Price item.

C. The Owner reserves the right to accept or reject any Unit Prices during the term of the Contract.

If the Owner rejects a Unit Price, then the Contractor shall be required to submit to the Owner a breakdown of costs for the activity covered by the Unit Price. The Owner then shall make a determination as to what costs are allowable.

1.8 UNIT PRICE LIST

A. Unit Price No. 1 – Gypsum Sheathing, 5/8” Type X Densglass Gold

1. Unit of measure – 1 square foot.

2. The base bid includes replacement 300 sheets of existing 4’x8’ Gypsum sheathing including removal and disposal of existing and installation of new where siding is to be removed. See Bid Set Plans for details.

3. If, on inspection, the number of square feet required is reduced by the Owner, the Unit Price will be used as a deductive.

4. In the event that further replacement of sheathing is required the Unit Price will be used as an additive.

B. Unit Price No. 2 – Batt Insulation (R-15 )

1. Unit of measure – 1 square foot.

2. The base bid includes replacement of 100% (Approximately 9,600 SF) of existing batt insulation where wall sheathing is removed and wall cavity is exposed to replace damaged, damp or discolored insulation. Includes removal, disposal and installation of new batt insulation. See Bid Set Plans for details.

3. If, on inspection, the number of square feet required is reduced by the Owner, the Unit Price will be used as a deductive.

4. In the event that further replacement of batt insulation is required the Unit Price will be used as an additive.

5. Invoices for Unit Price materials shall be submitted with pay applications to verify quantities.

C. Unit Price No. 3 – Provide Temporary Shoring & Perform Deck Framing Repairs

1. Unit of measure – 1 lineal foot of deck joists.

2. The base bid includes replacement of 50% of existing deck framing to repair damaged and decayed cantilevered deck joists, including costs to perform interior repairs necessary to repair or replace cantilevered joists. (Note: Assume 100% of double outer rim joists are to be removed and replaced.) See Bid Set Plans for details.

3. If, on inspection, the number of square feet required is reduced by the Owner, the Unit Price will be used as a deductive.

4. In the event that further replacement of deck framing is required the Unit Price will be used as an additive.

D. Unit Price No. 4 – Provide Treatment of Framing and Sheathing with Bora-Care with Mold Care or an approved Equivalent

1. Unit of measure – 1 square foot.

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SUMMARY 01100 - 5

2. The base bid includes treatment of 50% of the wall framing and 25% of the deck framing.

See Bid Set Plans for tails.

3. If, on inspection, the number of square feet required to be treated is reduced by the Owner, the Unit Price will be used as a deductive.

4. In the event that further treatment is required the Unit Price will be used as an additive.

E. Unit Price No. 5 – Provide Unit Cost to Repair, Texture and Paint Interior Gypsum Wallboard Liners at Head, Jamb and Sills

1. Unit of measure – 1 hour.

2. The base bid includes 100% of window or sliding door locations for repair of interior finishes as a result of removal and installation of windows and sliding doors. See Bid Set Plans for details.

3. If, on inspection, the number of hours to repair the interior finishes is reduced by the Owner, the Unit Price will be used as a deductive.

4. In the event that additional hours are required the Unit Price will be used as an additive.

F. Unit Price No. 6 – For each window to be removed and reinstalled, provide a Unit Cost for rough opening modifications, including materials and labor, to accommodate installation of windows and doors and to accept new flashing. For allowance, assume 1 hour per window/ sliding glass door.

1. Unit of measure – 1 hour.

2. The base bid includes (1) hour of modifications for 100% of window or sliding door locations to accommodate and installation of windows and sliding doors to accept new flashing. See Bid Set Plans for details.

3. If, on inspection, the number of locations requiring repairs to interior finishes is reduced by the Owner, the Unit Price will be used as a deductive.

4. In the event that additional hours are required the Unit Price will be used as an additive.

G. Unit Price No. 7 – Provide cost to remove and replace on (1) hot water heater in an electrical/mechanical room. The new hot water heater shall be of equal or better capacity and efficiency.

1. Unit of measure – 1 HW Heater

2. The base bid includes (1) Hot Water Heater to be replaced.

3. If, on inspection, the number of Hot Water Heaters requiring replacement is reduced by the

Owner, the Unit Price will be used as a deductive.

4. In the event that additional Hot Water Heaters are required to be replaced, the Unit Price will be used as an additive.

H. Unit Price No. 8 – Provide a cost to provide a performance bond for 100% of the construction contract.

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SUMMARY 01100 - 6

1.9 ALLOWANCES

A. An allowance is a designated unit cost sum to be included in the bidder’s estimate to cover specified conditions that cannot be verified/quantified prior to start of construction.

B. All claims against an allowance will require photo documentation, quantity verification, material receipts, proof of wage and labor hours, and all invoices related to the scope.

C. If the total quantity (per unit of measure) for the allowance is less than allocated, the Unit Price will be used as a deductive.

D. If it is determined that the quantity (per unit of measure) must increase to complete the work, the Unit Price will be used as an additive.

E. Each allowance will require its own separate line item in the bid and SOV for billing.

1.10 ALLOWANCE LIST

A. Allowance No. 1 - Provide a $60,000 allowance to repair interior unit nail pops, including texturing and painting the interior gypsum wallboard to match the existing.

1. The base bid does not include any cost for repairs to interior unit due to nail pops or cracking from construction.

2. All hours spent on repairing interior unit nail pops will be charged against the allowance.

Billing against allowance will require verification of labor hours and wages, material receipts and any invoicing associated with work.

B. Allowance No. 2 - Provide a $20,000 allowance for temporary shoring & performing wall framing repairs

1. The base bid does not include any replacement of existing wall framing or repair of damaged and decayed wall framing found to be unacceptable for new siding installation.

2. All hours spent on repairing wall framing will be charged against this allowance. Billing against allowance will require verification of labor hours and wages, material receipts and any invoicing associated with work.

NOTE: Invoices for Unit Price materials shall be submitted with pay applications to verify quantities. Obtain approval from the Owner prior to performing added Work. Work performed without approval will not be compensated.

1.11 PAYMENT PROCEDURES

A. Coordinate preparation of the Schedule of Values with preparation of Contractor's Construction Schedule.

B. Each Application for Payment shall be consistent with previous applications and payments.

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C. Entries shall match data on the Schedule of Values and Contractor's Construction Schedule. Use updated schedules if revisions were made.

D. Waivers of Lien: With each Application for Payment, submit conditional waivers lien from every entity who is lawfully entitled to file a lien arising out of the Contract and related to the Work covered by the payment.

1. Submit partial waivers on each item for amount requested, before deduction for retainage, on each item.

2. When an application shows completion of an item, submit final or full waivers.

3. Owner reserves the right to designate which entities involved in the Work must submit waivers.

a. Submit final Application for Payment with or proceeded by final waivers from every entity involved with performance of the Work covered by the application who is lawfully entitled to a lien.

E. Final Payment Application: Submit final Application for Payment with releases and close out supporting documentation.

1.12 PROJECT MEETINGS

A. Preconstruction Conference: Schedule a preconstruction conference before starting construction, at a time convenient to Owner, but no later than 7 days after execution of the Agreement.

B. Progress Meetings: Conduct progress meetings at weekly intervals.

1.13 SUBMITTALS

A. Subcontract list. Prepare written information that demonstrates capabilities and experience of firm or persons.

B. Follow Washington Industrial Safety and Health Act (WISHA) regional directives and provide a site-specific safety program that will require an accident prevention and hazard analysis plan for the contractor and each subcontractor on the work site. The Contractor shall submit a site-specific Accident Prevention Program (APP) to the Owner’s representative prior to the initial scheduled construction meeting.

1.14 TEMPORARY FACILITIES

A. Sanitary Facilities: Provide temporary toilets, wash facilities, and drinking-water fixtures.

Comply with regulations and health codes for type, number, location, operation, and maintenance of fixtures and facilities.

B. Use of Owner's existing electric power service will not be permitted.

C. Four parking spaces and an additional lay down area shall be available to the contractor for storage containers and parking. Do not park in marked tenant spaces.

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1.15 SUBSTITUTIONS

A. Substitutions: Changes in products, materials, equipment, and methods of construction from those required by the Contract Documents and proposed by Contractor.

B. Substitution requests may be submitted and shall include:

1. Shop drawings showing dimensions

2. Product Data, including descriptions of products and fabrication and installation procedures

3. Data showing how product meets the specifications

1.16 CONSTRUCTION WASTE MANAGEMENT

A. Regulatory Requirements: Conduct construction waste management activities in accordance with State of Washington RCW 39.04.13, and all other applicable laws and ordinances.

B. Performance Requirements

1. General: Where possible divert CDL waste from the landfill by one, or a combination of the following activities: Salvage, Reuse, Source-Separated CDL Recycling, Co-mingled CDL Recycling.

C. Removal of Construction Waste Management

1. Remove CDL waste materials from project site on a regular basis. Do not allow CDL waste to accumulate on-site.

2. Transport CDL waste materials off Owner's property and legally dispose of them.

3. Burning of CDL waste is not permitted.

1.17 EXECUTION REQUIREMENTS

A. General: Clean Project site and work areas daily, including common areas. Coordinate progress cleaning for joint-use areas where more than one installer has worked. Enforce requirements strictly. Dispose of materials lawfully.

1.18 CUTTING AND PATCHING

A. Quality Assurance

1. Structural Elements: Do not cut and patch structural elements in a manner that could change their load-carrying capacity or load-deflection ratio.

2. Visual Requirements: Do not cut and patch construction in a manner that results in visual evidence of cutting and patching. Do not cut and patch construction exposed on the exterior or in occupied spaces in a manner that would, in Owner's opinion, reduce the building's aesthetic qualities. Remove and replace construction that has been cut and patched in a visually unsatisfactory manner.

B. Performance

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1. Cutting: Cut existing construction by sawing, drilling, breaking, chipping, grinding, and similar operations, including excavation, using methods least likely to damage elements retained or adjoining construction. If possible, review proposed procedures with original Installer; comply with original Installer's written recommendations.

2. Patching: Patch construction by filling, repairing, refinishing, closing up, and similar operations following performance of other Work. Patch with durable seams that are as invisible as possible. Provide materials and comply with installation requirements specified in other Sections of these Specifications.

a. Exposed Finishes: Restore exposed finishes of patched areas and extend finish restoration into retained adjoining construction in a manner that will eliminate evidence of patching and refinishing.

b. Exterior Building Enclosure: Patch components in a manner that restores enclosure to a weathertight condition.

1.19 ALTERNATES

A. Alternate 1 -- Provide a bid for replacement of all windows and SGDs on the south elevation of Bldg. E Carriage House Apartments. Windows Shall meet the following specifications.

1. U-Factor = 0.22 MAX

2. SHGC = 0.38 MAX

3. PLY-Gem Pro Series 200 windows

4. PLY-Gem Builder Series 460 SGD

5. Provide Nail Flanges

6. Provide Insect Screens

7. White Frames

B. Alternate 2 -- Provide a cost to perform the repairs shown on sheet S2A at one (1) electrical/mechanical room. The cost shall include all labor, materials, general conditions, etc. to perform the work Refer to Keynote 20a on sheet 2.0 for additional information. The intent of these repairs is to stabilize the existing conditions. No leveling is included in the scope.

1. Unit of measure – 1 room.

2. The base bid does not include any repairs for mechanical room shown on sheet S2A.

3. If, on inspection, it is determined that the mechanical room requires these repairs the amount will be used as a change order additive. Change order will require proper backup documentation for labor hours and wages, material receipts and invoices.

C. Alternate 3 – Provide a cost to perform the repairs shown on sheet S2B at one (1) electrical/mechanical room. The cost shall include all labor, materials, general conditions, etc. to perform the work. Refer to Keynote 20A on sheet 2.0 for additional information. The intent of these repairs is to stabilize the existing conditions. No leveling is included in the scope.

1. Unit of measure – 1 room.

2. The base bid does not include any repairs for mechanical room shown on sheet S2B.

3. If, on inspection, it is determined that the mechanical room requires these repairs the amount will be used as a change order additive. Change order will require proper backup documentation for labor hours and wages, material receipts and invoices.

1.20 CLOSEOUT PROCEDURES

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A. General: Provide final cleaning. Conduct cleaning and waste-removal operations to comply with local laws and ordinances and Federal and local environmental and antipollution regulations.

1. Prior to acceptance of the work at each building, clean project site, yard, and grounds, in areas disturbed by construction activities, including landscape development areas, of rubbish, waste material, litter, and other foreign substances.

B. Prior to final acceptance and final payment, Contractor shall submit a written warranty covering labor and materials for a period of two (2) years from final completion.

PART 2 - PRODUCTS (not used)

PART 3 - EXECUTION (not used)

END OF SECTION 01100

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SELECTIVE DEMOLITION 01732 - 11

SECTION 01732 - SELECTIVE DEMOLITION

PART 1 - GENERAL

1.1 SUMMARY

A. This Section includes demolition, and removal and replacement.

1. Selected portions of a building or structure to be demolished include but are not limited to:

a. Siding, trim and bellyband

b. Barge Boards

c. Fascia

d. Corner boards

e. All horizontal and vertical trim

f. All surface run conduit is to be retained and remain active

g. Remove downspouts to side behind and reinstall.

h. Remove all soil around building to leave minimum 6” clearance from siding, finish-grade soils to direct water away from the building.

i. All other items necessary to perform the specified work.

2. Selected portions of a building or structure to be removed and reinstalled include but are not limited to:

a. Windows & sliding glass doors

b. Signage.

c. Exterior lights.

d. Cable and phone equipment.

e. Downspouts

f. All other items necessary to perform the specified work.

1.2 MATERIALS OWNERSHIP

A. Except for items or materials indicated to be reused, salvaged, reinstalled, or otherwise indicated to remain Owner's property, demolished materials shall become Contractor's property and shall be removed from Project site.

1.3 PROJECT CONDITIONS

A. Owner will occupy portions of building immediately adjacent to selective demolition area.

Conduct selective demolition so Owner's operations will not be disrupted. Provide not less than 72-hours' notice to Owner of activities that will affect Owner's operations.

B. Maintain access to existing walkways, corridors, and other adjacent occupied or used facilities.

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SELECTIVE DEMOLITION 01732 - 12

1. Do not close or obstruct walkways, corridors, or other occupied or used facilities without written permission from authorities having jurisdiction.

C. Owner assumes no responsibility for condition of areas to be selectively demolished.

1. Conditions existing at time of inspection for bidding purpose will be maintained by Owner as far as practical.

D. Hazardous Materials: A Limited Hazardous Materials Report dated November 10, 2016 is included in the Bid Documents. Comply with all applicable laws regarding removal and disposal of hazardous materials.

1. If materials not listed in the report are suspected of containing hazardous materials are encountered, do not disturb and immediately notify Owner. Hazardous materials will be removed by Owner under a separate contract.

E. Storage or sale of removed items or materials on-site will not be permitted.

F. Utility Service: Maintain existing utilities indicated to remain in service and protect them against damage during selective demolition operations.

PART 2 - PRODUCTS

2.1 REPAIR MATERIALS

A. Use repair materials identical to existing materials.

1. If identical materials are unavailable or cannot be used for exposed surfaces, use materials that visually match existing adjacent surfaces to the fullest extent possible.

2. Use materials whose installed performance equals or surpasses that of existing materials.

PART 3 - EXECUTION

3.1 EXAMINATION

A. Verify that utilities have been disconnected and capped.

B. Survey existing conditions and correlate with requirements indicated to determine extent of selective demolition required.

3.2 UTILITY SERVICES

A. Existing Utilities: Maintain services indicated to remain and protect them against damage during selective demolition operations.

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3.3 PREPARATION

A. Site Access and Temporary Controls: Conduct selective demolition and debris-removal operations to ensure minimum interference with roads, streets, walks, walkways, and other adjacent occupied and used facilities.

1. Do not close or obstruct streets, walks, walkways, or other adjacent occupied or used facilities without permission from Owner and authorities having jurisdiction. Provide alternate routes around closed or obstructed traffic ways if required by governing regulations.

2. Erect temporary protection, such as walks, fences, railings, canopies, and covered passageways, where required by authorities having jurisdiction.

3. Protect existing site improvements, appurtenances, and landscaping to remain.

3.4 SELECTIVE DEMOLITION

A. General: Demolish and remove existing construction only to the extent required by new construction and as indicated. Use methods required to complete the Work within limitations of governing regulations.

B. Removed and Reinstalled Items: Remove and re install items as soon as possible to prevent unsafe conditions.

1. Entry lights shall be functional at all times.

3.5 DISPOSAL OF DEMOLISHED MATERIALS

A. General: Promptly dispose of demolished materials. Do not allow demolished materials to accumulate on-site.

B. Burning: Do not burn demolished materials.

C. Disposal: Transport demolished materials off Owner's property and legally dispose of them.

END OF SECTION 01732

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FIBER CEMENT SIDING 07462 - 14

SECTION 07462 - FIBER CEMENT SIDING

PART 1 - GENERAL

1.1 SECTION INCLUDES

A. Fiber Cement Siding including Panels, Trim, Flashing, Accessories.

B. Trim: Vertical, Horizontal, Window/Door, Soffits, Fascia, Barge and Accessories.

1.2 SUBMITTALS

A. Product Data: Manufacturer's data sheets on each product to be used, including:

1. Preparation instructions and recommendations.

2. Storage and handling requirements and recommendations.

3. Installation methods, including nailing patterns.

B. Siding manufacturer's requirements for vapor retarders, primer, paint, etc.

1.3 QUALITY ASSURANCE

A. Installer Qualifications: Provide installer with not less than three years of experience with products similar to those specified.

1.4 DELIVERY, STORAGE, AND HANDLING

A. Comply with manufacturers’ instructions to avoid damage to products.

B. Store products off the ground, on a flat surface, and under a roof or separate waterproof covering.

1. Stacking materials may result in damage to product or finish.

1.5 PROJECT CONDITIONS

A. Maintain environmental conditions (temperature, humidity, and ventilation) within limits recommended by manufacturers for optimum results. Do not install products under environmental conditions outside manufacturer's absolute limits.

1.6 WARRANTY

A. Provide manufacturer’s 50-year limited siding warranty.

B. Register manufacturer's warranty, made out in Owner's name, with copy to Owner.

C. Workmanship Warranty: Application warranty for 2 years.

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PART 2 - PRODUCTS

2.1 MANUFACTURERS

A. JamesHardie HardiePanel HZ10 Multi-Family Fiber Cement Panel Siding & Trim.

2.2 FIBER CEMENT PANEL SIDING

A. HardiePanel Siding, smooth surface, factory primed for field finishing. Reveals formed with Fry Reglet “T-piece” and ½” gap to adjacent panel. Corners using Fry Reglet “Outside Corner” shapes. Straight edge panels 48” long by 96” high and 5/16” thick. See drawings for locations.

Exposed screws, as approved by manufacturers. Provide mock-up of panel installation. Align screws horizontally and vertically as approved by Owner/Architect after mock-up review.

B. ACCESSORIES

C. Fasteners: Double dipped galvanized steel or stainless steel; length as required to penetrate minimum 1-1/4 inch. Fasteners as recommended by Manufacturer for wind speed and exposure category based on ICC Evaluation Service, Inc. (ICC-ES) Report HB.

1) Screws: Exposed fasteners, SFS Torx, 1.5”, #10 or 12 self-tapping, stainless steel with a 0.472” dia. head.

2) Galvanized Nails: James Hardie proprietary unobtrusive finishing nail, of size (depth of penetration) and strength to securely and rigidly retain the work and as required by the siding manufacturer in printed instructions.

D. Building Paper: DuPont Tyvek DrainWrap.

E. Seam Tape (Flashing tape): 3- inch wide, DuPont Tyvek Tape as distributed by DuPont Building Innovations.

2.3 FINISHES

A. Factory Primer: Provide factory applied universal primer.

1. Primer: Factory applied.

B. Topcoat: - Refer to Section 09911. Finish Paint: As specified in Section 09911.

PART 3 - EXECUTION

3.1 DEMOLITION

A. General: Demolish and dispose off site existing construction only to the extent required by new construction and as indicated. Use methods required to complete the Work within limitations of governing regulations.

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FIBER CEMENT SIDING 07462 - 16

B. Removed, store and reinstalled all items not identified for replacement.

3.2 EXAMINATION

A. Do not begin installation until substrates have been properly prepared.

3.3 PREPARATION

A. Clean surfaces thoroughly prior to installation.

B. Prepare surfaces using the methods recommended by the manufacturer for achieving the best result for the substrate under the project conditions.

C. Install moisture barrier with penetration and junction flashing and sealed.

1. Use self-adhesive flashing tape to secure joints and laps.

2. Lap barrier over flashing and tape securely.

3. Tape all penetrations.

3.4 INSTALLATION – PANEL SIDING

A. Install materials in strict accordance with manufacturer's installation instructions and recommendations.

B. Follow manufacturer recommended installations. See 03-HZ10 Hardie Panel Installation and 04- Carriage House BID SET 230419 for details on weatherization measures and siding installation details.

C. Maintain clearance between siding and adjacent finished grade.

D. Remove soils and organic debris to provide minimum 6” clearance to bottom of siding.

E. Locate all vertical joints at stud locations and with solid backing.

3.5 INSTALLATION - TRIM

A. Install all trim true and straight with no distortions. Shim as required with concealed shims.

Install level and plumb to a tolerance of 1/8 inch in 96 inches.

B. Install trim in longest lengths possible.

C. Corner boards shall be in one single piece.

D. Clean trim on exposed and semi exposed surfaces and leave ready for paint.

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FIBER CEMENT SIDING 07462 - 17

3.6 ACCESSORIES

A. Install moisture barrier and lap over flashing and tape.

1. Tape all joints and seal around penetrations.

B. Install trim materials as indicated.

C. Set all nails in trim boards and siding as per manufacturer’s instructions.

D. Caulk siding joints in strict accordance with manufacturer's installation instructions.

3.7 PROTECTION

A. Protect installed products until completion of project.

B. Touch-up, repair or replace damaged products before Substantial Completion.

END OF SECTION 07462

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SHEET METAL FLASHING AND TRIM 07620 - 18

SECTION 07620 - SHEET METAL FLASHING AND TRIM

PART 1 - GENERAL

1.1 SUMMARY

A. This Section includes the following:

1. Formed roof drainage system.

2. Sheet metal flashing.

1.2 SUBMITTALS

A. Product Data: For each product indicated.

1.3 QUALITY ASSURANCE

A. Sheet Metal Flashing and Trim Standard: Comply with SMACNA's "Architectural Sheet Metal Manual." Conform to dimensions and profiles shown unless more stringent requirements are indicated.

PART 2 - PRODUCTS

2.1 ROOF DRAINAGE SHEET METAL FABRICATIONS

A. Hanging Gutters: Gutter to remain

B. Downspouts: Standard 2” x 4” rectangular downspouts complete with front and side elbows.

C. Remove downspouts to install siding and reinstall. Repair and/or replace any damaged parts.

1. Fabricate downspouts from: 0.027-inch-thick aluminum with baked on finish (Owner to select color from standard range).

D. Sealant: Geocel 2000 or approved equal.

2.2 FLASHING

A. 26-gauge min. zinc galvanized complying with ASTM A-93 coating not less than 1.50-ounce zinc coating per sq. ft. (total for both sides), with pre-painted finishes on both sides. (“Kynar” bronze color each side).

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SHEET METAL FLASHING AND TRIM 07620 - 19

B. Fabricate sheet metal flashing and trim to comply with recommendations in SMACNA's "Architectural Sheet Metal Manual" that apply to design, dimensions, metal, and other characteristics of item.

1. Minimum pre-primed 26 gauge hot-dipped galvanized steel sheet, or aluminum.

a. Include folded hem on all exposed flashing.

2. Window and door flashing.

3. Bellyband and blocking flashing.

4. Joint flashing plate.

5. Fasteners: Hot-dipped galvanized or stainless steel as required to penetrate minimum 1-1/4 inch into solid backing.

PART 3 - EXECUTION

3.1 ROOF DRAINAGE SYSTEM INSTALLATION

A. General: Install sheet metal roof drainage items to produce complete roof drainage system according to SMACNA recommendations and as indicated. Coordinate installation of roof perimeter flashing with installation of roof drainage system. Install downspouts and plumb.

B. Downspouts: Join sections with 1-1/2-inch telescoping joints. Provide hex head screws to securely strap to building and downspouts; locate fasteners at top and bottom and at approximately 60-inches o.c. in between.

1. Provide elbows at base of downspout to direct water away from building if no site drainage is present.

2. Connect downspouts to underground drainage system if available.

3.2 FLASHING INSTALLATION

A. General: Install sheet metal roof flashing and trim to comply with performance requirements and SMACNA's "Architectural Sheet Metal Manual." Provide concealed fasteners where possible, set units true to line, and level as indicated. Install work with laps, joints, and seams that will be permanently watertight.

END OF SECTION 07620

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PAINTING 09911 - 20

SECTION 09911 - EXTERIOR PAINTS AND COATINGS

PART 1 - GENERAL

1.1 SECTION INCLUDES

A. Surface preparation and field painting of exposed exterior items and surfaces.

1. Wood

a. Siding

b. Wood Paneling

c. Horizontal and vertical trim

d. Door and window trim

e. Fascia

f. Eves Soffits

g. Handrails and deck rims

h. All previously painted exterior surfaces

i. Entry Unit Doors

j. All previously painted metal

2. Excluded

a. Vinyl Windows

b. Unpainted Foundations

1.2 REFERENCES

A. ASTM D 16 - Standard Terminology Relating to Paint, Varnish, Lacquer, and Related Products.

B. ASTM D 3359 - Standard Test Methods for Measuring Adhesion by Tape Test.

C. ASTM D 1653 - Standard Test Methods for Water Vapor Transmission of Organic Coating Films.

D. ASTM E-96 - Standard Test Methods for Water Vapor Transmission of Materials.

E. SSPC, The Society for Protective Coatings - Web Site http:www.sspc.org:

1. SSPC-SP1 Solvent Cleaning.

2. SSPC-SP2 Hand Tool Cleaning.

3. SSPC-SP3 Power Tool Cleaning.

4. SSPC-SP7 Brush-Off Blast Cleaning.

F. PDCA Paint and Decorating Contractors of America - Web Site http://www.pdca.org:

1. PDCA Standards P1 through P15

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PAINTING 09911 - 21

1.3 SUBMITTALS

A. Product Data: Manufacturer's data sheets on each product to be used, including:

1. Preparation instructions and recommendations.

2. Storage and handling requirements and recommendations.

3. Installation methods.

B. Finish Schedule: Submit finish schedule including color information, gloss and model number for each type and color of finish specified.

C. Verification Samples: For each finished product specified, two samples, minimum size 6 inches square, representing actual product, color, and patterns.

1.4 QUALITY ASSURANCE

A. Manufacturer Qualifications: All primary products specified in this section will be supplied by a single manufacturer with a minimum of ten years’ experience.

B. Installer Qualifications: All products listed in this section are to be installed by a single installer with a minimum of five years demonstrated experience in installing finishes and coatings of the same type and scope as specified.

C. Mock-Up: Provide a mock-up for evaluation of surface preparation techniques, color, sheen and application workmanship.

1. Finish areas designated by Owner.

2. Finish two exterior doors for adhesion test purposes.

3. Do not proceed with remaining work until workmanship, color, and sheen are approved by

Owner.

4. Refinish mock-up area as required to produce acceptable work.

5. Provide up to three color change mockups.

1.5 DELIVERY, STORAGE, AND HANDLING

A. Store products in manufacturer's unopened packaging until ready for installation.

B. Store and dispose of solvent-based materials, and materials used with solvent-based materials, in accordance with requirements of local authorities having jurisdiction.

C. Take special safety precautions against hazards from toxic and flammable materials.

D. Place paint and solvent contaminated cloths and materials, subject to spontaneous combustion, in containers and remove from job site each day.

E. Keep open flame, electrical and static spark, and other ignition sources from flammable vapors and materials at all times.

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PAINTING 09911 - 22

1.6 PROJECT CONDITIONS

A. Maintain environmental conditions (temperature, humidity, and ventilation) within limits recommended by manufacturers for optimum results. Do not install products under environmental conditions outside manufacturer's recommended limits.

B. Post "WET PAINT" signs during application and curing of all coatings that may be accessed by other trades or the public.

C. Post "NO SMOKING" signs during application and curing of solvent-based materials.

1.7 COORDINATION

A. Coordinate Work with other operations and installation of finish materials to avoid damage to installed materials.

B. Do not apply coating materials until moisture or dust-producing work or other appearance or performance impairing construction activities have been completed.

1.8 WARRANTY

A. At project closeout, provide to Owner an executed copy of the manufacturer's standard limited warranty against manufacturing defect, outlining its terms, conditions, and exclusions from coverage.

1. Include final written approval from paint manufacturer’s representative that the product has been applied in accordance with the manufacturer’s instructions as required to obtain manufacturer's standard limited warranty.

PART 2 - PRODUCTS

2.1 MATERIALS

A. Materials selected for coating systems for each type surface shall be the product of a single manufacturer.

B. Do not thin finish coats without the manufacturer’s approval.

C. Unsuitability of specified products: Claims concerning unsuitability of any material specified or inability to satisfactorily produce the work will not be entertained, unless such claim is made in writing to Owner before work is started.

D. Number of coats scheduled is minimum. Apply additional coats at no additional cost if necessary to completely hide base materials, produce uniform color, and provide satisfactory finish result.

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PAINTING 09911 - 23

2.2 MANUFACTURERS

A. Acceptable Manufacturer: Behr Paint Company, Santa Ana, California 92705.

1. Regional Accounts Manager: Jill Marlatt, 425.761.9077, jmarlatt@behr.com

PART 3 - EXECUTION

3.1 EXAMINATION

A. Examine surfaces scheduled to receive paint and finishes for conditions that will adversely affect execution, permanence or quality of work and which cannot be put into acceptable condition through preparatory work as included in Article 3.2 "Preparation ". Notify Owner in writing of any defects or conditions which will prevent a satisfactory installation.

B. Examine surfaces scheduled to be finished prior to commencement of work. Report any condition that may effect proper application.

C. Maximum Moisture Content of Substrates: When measured with an electronic moisture meter as follows;

1. Concrete: 12 percent

2. Portland Cement Plaster and Stucco: 12 percent

3. Masonry (Clay and CMU): 12 percent

4. Wood: 15 percent

5. Gypsum Board: 12 percent

D. Portland Cement Plaster Substrates: Verify that plaster is fully cured.

E. Verify suitability of substrates, including surface conditions and compatibility with existing finishes and primers.

F. Proceed with surface preparation and coating application only after unsatisfactory conditions have been corrected.

1. Application of coating is construed as acceptance of surfaces and conditions.

3.2 PREPARATION

A. Clean surfaces thoroughly prior to coating application.

B. Masking: All masking over windows in occupied units shall be removed at the end of each workday.

C. Do not start work until surfaces to be finished are in proper condition to produce finished surfaces of uniform, satisfactory appearance.

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PAINTING 09911 - 24

D. Stains and Marks: Remove completely, if possible, using materials and methods recommended by coating manufacturer; cover stains and marks which cannot be completely removed with isolating primer or sealer recommended by coating manufacturer to prevent bleed-through.

E. Remove Mildew, Algae, and Fungus using materials and methods recommended by coating manufacturer.

F. Remove dust and loose particulate matter from surfaces to receive coatings immediately prior to coating application.

G. Remove or protect adjacent hardware, electrical equipment plates, mechanical grilles and louvers, lighting fixture trim, fabric canopies, and other items not indicated to receive coatings.

H. Move or protect equipment and fixtures adjacent to surfaces indicated to receive coatings to allow application of coatings.

I. Protect adjacent surfaces not indicated to receive coatings.

J. Prepare surfaces in accordance with manufacturer's instructions for specified coatings and indicated materials, using only methods and materials recommended by coating manufacturer.

3.3 SURFACE PREPARATION

A. All surfaces to be painted shall be pressure washed.

B. Mildew

1. A solution of 1-part Jomax house cleaner and mildew killer concentrate and 1 part water will be applied by a low pressure system such as:

a. Gallon pressure sprayer

b. Juice box

c. Very low-pressure airless sprayer with little or no “bounce back”.

2. All surfaces will be wetted with this mildewcide solution, not just the most easily accessible. Do not allow this solution to dry before rinsing thoroughly with clean water.

C. Metal: Pressure wash and then sand, wire brush, or scrape as necessary to remove excess rust scale and loose/peeling paint not removed initial cleaning. Prime all bare metal as soon as possible after preparation.

D. All other surfaces: Pressure wash and scrape to remove dirt contaminants, dust, and loose/peeling paint to provide a smooth surface for paint application. Hammer all protruding nail heads flush with surface before painting. Prime all bare wood areas before applying finish coat. Caulk any open miters or cracks in surface.

E. Any debris or chemical residue on windows due to power wash operation will be removed by thoroughly rinsing the windows and surrounding trim. Due care is to be exercised around window seals to prevent damage. Protect all vehicles, other surfaces or plants which will not be receiving

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PAINTING 09911 - 25

paint, but which might be harmed by chemical exposure. Temporary coverings are normally the preferred method.

F. All washed surfaces will have at least two days of continuous drying time (no rain). Surfaces to be painted must have no more than 13% moisture content before priming and painting commences. Washing one day and painting the next is not acceptable.

G. The Owner’s Representative and paint manufacturer’s representative shall inspect preparation prior to the application of paint finishes. Contractor will rework surfaces not properly prepared to receive paint finishes to the satisfaction of the either.

3.4 APPLICATION - GENERAL

A. Apply each coat to uniform coating thickness in accordance with manufacturer's instructions, not exceeding manufacturer's specified maximum spread rate for indicated surface; thins, brush marks, roller marks, orange-peel, or other application imperfections are not permitted.

B. Allow manufacturer's specified drying time, and ensure correct coating adhesion, for each coat before applying next coat.

C. Inspect each coat before applying next coat; touch-up surface imperfections with coating material, feathering, and sanding if required; touch-up areas to achieve flat,…