9_Burt_Lane_Full_Gut_Rehab_Work_Scope.docx.pdf

9 Burt Lane, Jay, NY - Full Gut Rehabilitation Work Scope

WORK SCOPE

Full Gut Rehabilitation - 9 Burt Lane, Jay, New York

Project Address 9 Burt Lane, Jay, NY Bid Package Date [Insert Date] Owner/Program [Insert Owner / Program] Project Type Full gut rehabilitation Building Type Existing wood-frame residential structure Occupancy Single-family residential - verify

Scope Basis Site photos and field walk-through Contract Type [Lump Sum / Unit Price / Other] Contractor [Insert Contractor] Start/Completion [Insert schedule] Prepared By [Insert Name] Version Editable Draft

Project intent. The intent is to complete a full gut rehabilitation of the existing residential structure and return the property to a safe, code-compliant, clean, durable, move-in ready condition. The base bid should include all labor, materials, equipment, supervision, permits, disposal, testing/inspections, protection, temporary utilities, cleanup, and closeout documentation necessary to complete the work unless specifically excluded or listed as an alternate.

Important bidding note. Contractor must verify all dimensions, quantities, utilities, structural conditions, code requirements, and permit requirements before submitting a final price. This scope is intended to be edited and finalized after contractor walk-through, environmental review, and code review.

Observed General Conditions from Photos

● Older multi-story wood-frame residential building with deteriorated exterior paint, trim, porch elements, and visible siding wear.

● Interior contains remaining contents/debris, damaged finishes, worn flooring/carpeting, deteriorated bathroom ceiling, aged fixtures, and general unsanitary conditions requiring full cleanout and gut rehabilitation.

● Electrical, plumbing, heating, and ventilation systems should be assumed obsolete unless proven otherwise by licensed inspection.

● Existing roof, flashing, exterior drainage, siding, porch/egress components, windows/doors, and foundation/sill conditions require field verification and repair or replacement as needed.

● Water service/lateral and driveway conditions require site work and coordination with the municipality/utility provider.

Base Bid Scope Summary

● Full interior cleanout and legal disposal of all trash, abandoned personal property, loose debris, flooring, damaged finishes, fixtures, and non-salvageable materials.

● Full gut of interior finishes as required to expose framing, utilities, subfloors, walls, ceilings, kitchen, bathroom(s), and attic/crawl/basement areas for repair and replacement.

● New roof system, including tear-off, sheathing repairs, ice/water protection, underlayment, flashing, ventilation, drip edge, and shingles/roof covering.

● Siding and exterior trim repair, scraping/prep, priming, painting, caulking, and weatherproofing. Full siding replacement should be priced as an alternate if needed.

● New plumbing system, including supply, waste/vent, fixtures, valves, water heater, and water service/lateral work to the curb stop as required.

● New electrical system, including service evaluation/upgrade, panel, wiring, lighting, receptacles, GFCI/AFCI protection, grounding/bonding, smoke/CO alarms, and final electrical inspection.

● New durable flooring throughout, with subfloor repair/replacement as needed.

● Kitchen, bathroom(s), interior walls/ceilings, doors, trim, painting, stairs/railings, insulation/air sealing, ventilation, and final cleanout for move-in ready condition.

● Gravel driveway repair/reconstruction, drainage correction, site cleanup, and final grading disturbed areas.

1. Preconstruction, Permits, and General Requirements Item Required Scope Bidder Notes / Included?

1.1 Site verification Conduct full walk-through, verify room count, measurements, structural conditions, utility locations, service size, roof/siding quantities, [ ] Included [ ] Alternate Notes: __________

Editable draft for bidding and contractor review - contractor to verify all field conditions, quantities, permits, and code requirements.

Item Required Scope Bidder Notes / Included?

driveway limits, curb stop location, and municipal requirements.

1.2 Permits and approvals Obtain and pay for required building, electrical, plumbing, demolition, right-of-way, water/sewer, driveway, and occupancy-related permits unless owner/program directs otherwise.

[ ] Included [ ] Alternate Notes: __________

1.3 Utility coordination Coordinate with electric utility, municipal water/sewer, code office, and any other authority having jurisdiction. Confirm shutoffs, reconnections, inspections, and meter/service requirements.

[ ] Included [ ] Alternate Notes: __________

1.4 Work sequencing Submit schedule showing cleanout, demolition, roof/exterior dry-in, utility rough-ins, inspections, insulation, finishes, final inspections, and closeout.

[ ] Included [ ] Alternate Notes: __________

1.5 Protection and safety Provide temporary barriers, fall protection, dust control, weather protection, snow/ice safety, site security, temporary heat/power as needed, and safe access for inspectors/owner representatives.

[ ] Included [ ] Alternate Notes: __________

1.6 Documentation Provide before, during, and after photos;

inspection approvals; permits; receipts; dump tickets; change order backup; product cut sheets; warranties; lien waivers; and final contractor certification.

[ ] Included [ ] Alternate

2. Environmental, Lead, Asbestos, and Hazardous Materials

2.1 Clearance before disturbance Do not disturb suspect regulated materials until required environmental review, testing, and clearance are completed. Follow program requirements before demolition or rehab starts.

[ ] Included [ ] Alternate Notes: __________

2.2 Lead-safe work practices Assume pre-1978 paint may be present. Use lead-safe work practices, dust control, containment, cleanup, and documentation as required by law and program rules.

[ ] Included [ ] Alternate Notes: __________

2.3 Asbestos and regulated materials Coordinate asbestos/hazardous materials survey and abatement if required. Abatement shall be performed only by properly licensed firms. Price abatement separately unless included by written addendum.

[ ] Included [ ] Alternate Notes: __________

2.4 Mold/moisture/odor Remove water-damaged, contaminated, or unsalvageable materials. Correct active moisture sources before closing walls/ceilings.

Clean and deodorize as needed for safe occupancy.

[ ] Included [ ] Alternate Notes: __________

2.5 Disposal Dispose of all demolition debris and regulated

materials legally. Provide dump tickets/manifests when requested.

[ ] Included

3. Cleanout, Selective Demolition, and Full Gut

3.1 Full property cleanout Remove all trash, abandoned items, loose contents, old appliances/furniture, floor debris, window treatments, damaged shelving, and miscellaneous materials from house, porch, attic, basement/crawl areas, exterior, and driveway areas.

[ ] Included [ ] Alternate Notes: __________

3.2 Interior gut Remove carpet, damaged flooring, baseboards, paneling/plaster/drywall/ceiling finishes as required, damaged doors/trim, cabinets, counters, bathroom fixtures, non-code wiring/plumbing, obsolete mechanicals, and other materials necessary to complete full rehab.

[ ] Included [ ] Alternate

Editable draft for bidding and contractor review - contractor to verify all field conditions, quantities, permits, and code requirements.

3.3 Maintain salvage only if directed Salvage existing woodwork, doors, trim, or architectural details only if specifically directed in writing. Otherwise include removal/replacement as needed for code-compliant rehab.

[ ] Included [ ] Alternate Notes: __________

3.4 Dust/weather protection Keep building dry and secure during demolition. Protect roof, windows, exterior openings, and adjacent properties.

[ ] Included [ ] Alternate Notes: __________

3.5 Final demolition review After gut, request owner/program walk-through before concealment or reconstruction so hidden conditions can be documented and priced.

[ ] Included

4. Structural Repairs, Framing, Foundation, and Egress

4.1 Structural review Inspect exposed framing, sill plates, floor joists, roof rafters, subfloor, stairs, porches, bearing walls, lintels/headers, and foundation after demolition. Identify rot, insect damage, settlement, unsafe framing, or code deficiencies.

[ ] Included [ ] Alternate Notes: __________

4.2 Framing repairs Repair/sister/replace damaged framing, headers, studs, joists, rafters, subfloor, blocking, and stair framing as required for safe and code-compliant construction.

[ ] Included [ ] Alternate Notes: __________

4.3 Foundation/sill work Repair deteriorated sill areas, foundation openings, crawl/basement ventilation, minor masonry defects, and water intrusion points.

Major foundation reconstruction to be priced by change order/alternate unless specifically included.

[ ] Included [ ] Alternate Notes: __________

4.4 Stairs and guards Repair or replace stairs, guards, handrails, balusters, treads, risers, landings, and attic access as needed to meet code.

[ ] Included [ ] Alternate Notes: __________

4.5 Emergency egress Verify bedroom egress requirements and

correct window/door/escape openings as required by code. Include code-compliant locks, latches, guards, and hardware.

[ ] Included

5. Roofing, Gutters, and Exterior Dry-In

5.1 Roof tear-off Remove existing roof coverings to deck.

Inspect roof deck and replace damaged sheathing. Include disposal.

[ ] Included [ ] Alternate Notes: __________

5.2 New roof system Install new code-compliant roof system

including ice and water shield, synthetic underlayment, drip edge, starter course, shingles/roof covering, ridge/roof ventilation, pipe boots, flashing, step flashing, chimney/sidewall flashing, and sealants.

[ ] Included [ ] Alternate Notes: __________

5.3 Roof penetrations Remove abandoned roof penetrations where possible. Reflash active vents/penetrations.

Coordinate plumbing vents and bath/kitchen exhaust terminations.

[ ] Included [ ] Alternate Notes: __________

5.4 Soffit/fascia/eaves Repair rotted or damaged eaves, fascia, soffits, rake boards, frieze, cornice, and gable trim as required for weatherproofing and finished appearance.

[ ] Included [ ] Alternate Notes: __________

5.5 Gutters/downspouts Provide new gutters/downspouts and

extensions where needed to direct water away from foundation. Price as base bid or list as alternate as directed.

[ ] Included

Editable draft for bidding and contractor review - contractor to verify all field conditions, quantities, permits, and code requirements.

6. Siding, Exterior Trim, Porches, Windows, and Doors

Item Required Scope Bidder Notes / Included?

6.1 Siding repair Repair/replace damaged clapboard/siding

sections, corner boards, water table, trim, and exterior casing. Scrape, prep, prime, caulk, and paint repaired areas or full affected elevations as needed for a uniform weather-tight finish.

[ ] Included [ ] Alternate Notes: __________

6.2 Full siding alternate Provide alternate price for full siding replacement or full exterior paint scope if field conditions show repairs are not cost-effective.

[ ] Included [ ] Alternate Notes: __________

6.3 Windows Inspect all windows for operation, broken

glass, damaged sash, failed locks, air leakage, rot, and egress compliance. Repair or replace as needed. Include flashing, trim, air sealing, and interior/exterior finish work.

[ ] Included [ ] Alternate Notes: __________

6.4 Exterior doors Replace or repair exterior doors, storm doors, thresholds, weatherstripping, locks, deadbolts, casing, and flashing to provide secure and weather-tight entries.

[ ] Included [ ] Alternate Notes: __________

6.5 Front porch and side access Repair or replace porch decking, posts, beam/headers, railings, guards, stairs, landings, handrails, lattice/skirting, flashing, and supports as required for code and safe access.

[ ] Included [ ] Alternate Notes: __________

6.6 Exterior paint/finish Prime and paint exterior repairs and disturbed areas. Provide color selection submittal before installation/painting.

[ ] Included

7. Plumbing and Water/Sewer Lateral Work

7.1 Plumbing demolition Remove obsolete, unsafe, leaking, or

non-code plumbing lines and fixtures as part of full gut.

[ ] Included [ ] Alternate Notes: __________

7.2 New water supply Install new water supply piping from point of entry to all fixtures, including shutoff valves, insulation in unconditioned areas, hose bibs if required, and pressure testing.

[ ] Included [ ] Alternate Notes: __________

7.3 Water lateral to curb stop Replace or repair water service/lateral from building to curb stop as required. Coordinate excavation, bedding, pipe size/material, curb stop connection, backfill, compaction, inspection, and surface restoration with municipality/utility.

[ ] Included [ ] Alternate Notes: __________

7.4 Sewer/waste/vent Install new DWV system to all fixtures.

Inspect/repair sewer lateral to property line/municipal connection if required. Include cleanouts as required by code.

[ ] Included [ ] Alternate Notes: __________

7.5 Water heater Install new code-compliant water heater with pan/drain, expansion tank if required, shutoffs, mixing valve if required, seismic/strapping if applicable, and electrical/plumbing connections.

[ ] Included [ ] Alternate Notes: __________

7.6 Fixtures Install new kitchen sink/faucet, bathroom

vanity/faucet, toilet, tub/shower or shower unit, laundry hookups if included, exterior hose bibs if included, and all traps/supplies/stops.

[ ] Included [ ] Alternate Notes: __________

7.7 Final plumbing inspection Complete rough-in and final inspection.

Provide pressure test and inspection approvals.

[ ] Included

Editable draft for bidding and contractor review - contractor to verify all field conditions, quantities, permits, and code requirements.

8. Electrical System

Item Required Scope Bidder Notes / Included?

8.1 Electrical demolition Remove obsolete knob-and-tube, unsafe wiring, exposed wiring, overloaded circuits, damaged fixtures, old devices, and non-code electrical components.

[ ] Included [ ] Alternate Notes: __________

8.2 Service and panel Evaluate existing service. Provide new or upgraded service, meter base, mast/weatherhead, grounding/bonding, main panel, breakers, labels, and service disconnect as required by code and utility.

[ ] Included [ ] Alternate Notes: __________

8.3 New wiring Provide new whole-house wiring, circuits, junction boxes, receptacles, switches, lighting, exterior outlets, appliance circuits, kitchen/bath/laundry circuits, attic/basement/crawl lighting, and dedicated circuits as required.

[ ] Included [ ] Alternate Notes: __________

8.4 Life safety Install hardwired interconnected smoke alarms, CO alarms, and combination devices as required. Provide exterior lighting at entrances.

[ ] Included [ ] Alternate Notes: __________

8.5 GFCI/AFCI Provide GFCI/AFCI protection where required, including kitchen, bath, laundry, exterior, basement/crawl, and sleeping area circuits.

[ ] Included [ ] Alternate Notes: __________

8.6 Low voltage Remove abandoned low-voltage wiring and

coordinate basic data/cable/thermostat wiring if requested.

[ ] Included [ ] Alternate Notes: __________

8.7 Final electrical inspection Electrical work to be performed by licensed/qualified electrician where required.

Provide rough and final inspection approvals.

[ ] Included

9. HVAC, Ventilation, Insulation, and Energy Work

9.1 Heating/cooling Provide new code-compliant heating system or allowance/alternate for heat pump system, boiler/furnace, or other approved system. Final system selection to be confirmed by owner/program.

[ ] Included [ ] Alternate Notes: __________

9.2 Ducts/piping/equipment Remove abandoned equipment, unsafe heaters, old vents, and obsolete fuel lines as applicable. Install new equipment, linesets/ducts/piping, condensate management, thermostats, disconnects, pads/brackets, and commissioning as required.

[ ] Included [ ] Alternate Notes: __________

9.3 Bathroom ventilation Install vented bath exhaust fan ducted to exterior. Do not vent into attic or wall cavities.

[ ] Included [ ] Alternate Notes: __________

9.4 Kitchen ventilation Provide range hood or code-compliant kitchen exhaust/recirculating hood as required by final design and code.

[ ] Included [ ] Alternate Notes: __________

9.5 Insulation and air sealing After rough inspections, air seal and insulate attic, exterior walls opened during gut, rim/band joists, crawl/basement areas, pipes, and penetrations to meet applicable code/program requirements.

[ ] Included [ ] Alternate Notes: __________

9.6 Moisture control Install vapor/air barriers, bath/kitchen ventilation, crawl/basement moisture controls, and drainage corrections as required to prevent future damage.

[ ] Included

10. Interior Reconstruction and Finishes

10.1 Layout confirmation Confirm final room layout, bedroom count, bathroom count, laundry location, kitchen layout, closets, egress, and door swings before framing and rough-ins.

[ ] Included [ ] Alternate

Editable draft for bidding and contractor review - contractor to verify all field conditions, quantities, permits, and code requirements.

10.2 Walls and ceilings Frame/patch as needed. Install drywall or approved wall/ceiling finish, tape, mud, sand, prime, and paint. Replace damaged ceiling areas including bathroom ceiling.

[ ] Included [ ] Alternate Notes: __________

10.3 Interior doors/trim Install/repair interior doors, closet doors, baseboard, casing, window stools/aprons, stair trim, transition strips, and hardware.

[ ] Included [ ] Alternate Notes: __________

10.4 Flooring Repair/replace subfloor as needed. Install new

durable flooring throughout, such as LVP in living areas/bedrooms and water-resistant flooring in kitchen/bath/laundry. Include underlayment, transitions, stair treatment, and thresholds.

[ ] Included [ ] Alternate Notes: __________

10.5 Stairs and railings Repair/refinish or replace interior stair treads, risers, guards, handrails, balusters, and landings as needed for safe, code-compliant use.

[ ] Included [ ] Alternate Notes: __________

10.6 Painting Prime and paint all new and repaired walls, ceilings, trim, doors, closets, and disturbed surfaces. Include two finish coats unless manufacturer/system requires otherwise.

[ ] Included [ ] Alternate Notes: __________

10.7 Cleanliness Remove construction dust and debris between

phases and provide final broom-clean and move-in clean condition.

[ ] Included

11. Kitchen, Bathroom(s), Laundry, and Fixtures

11.1 Kitchen Provide new kitchen layout with cabinets, countertop, sink, faucet, code-compliant electrical, lighting, plumbing, backsplash if selected, and appliance hookups. Appliances to be included or excluded as noted in bid form.

[ ] Included [ ] Alternate Notes: __________

11.2 Bathroom(s) Provide complete bathroom replacement

including tub/shower or shower, toilet, vanity, faucet, mirror, accessories, exhaust fan, GFCI outlet, lighting, moisture-resistant finishes, and water-resistant flooring.

[ ] Included [ ] Alternate Notes: __________

11.3 Laundry Provide washer/dryer hookups if included in

final layout, with water supply, drain, electrical, dryer vent to exterior if dryer is included, and shutoffs.

[ ] Included [ ] Alternate Notes: __________

11.4 Fixtures and accessories Install towel bars, toilet paper holder, shower rod/door if selected, cabinet hardware, door hardware, blinds if selected, and miscellaneous required finish accessories.

[ ] Included [ ] Alternate Notes: __________

11.5 Finish selections Owner/program to approve finish selections before purchase: flooring, paint, cabinets, counters, fixtures, lighting, exterior colors, roofing, and siding/trim materials.

[ ] Included

12. Site Work, Driveway, Drainage, and Exterior Cleanup

12.1 Excavation/restoration Complete excavation for water/sewer lateral work, backfill in lifts, compact, restore disturbed surfaces, protect adjacent structures, and maintain safe access.

[ ] Included [ ] Alternate Notes: __________

12.2 Gravel driveway repair Repair/regrade existing driveway. Remove unsuitable material where needed, install geotextile if required, place and compact gravel base/top course, repair apron/entry, and maintain positive drainage away from building.

[ ] Included [ ] Alternate Notes: __________

12.3 Drainage Correct minor drainage issues created by

construction. Provide splash blocks/downspout

[ ] Included [ ] Alternate

Editable draft for bidding and contractor review - contractor to verify all field conditions, quantities, permits, and code requirements.

extensions and grade disturbed areas away from foundation where possible.

12.4 Exterior debris Remove construction debris, abandoned

exterior items, scrap, waste, and excess materials from the property.

[ ] Included [ ] Alternate Notes: __________

12.5 Final grading/seed Fine grade disturbed lawn areas, seed/mulch as seasonal conditions allow, and leave property safe and clean.

[ ] Included

13. Final Inspections, Closeout, and Warranty

13.1 Inspections Schedule and pass required rough and final

inspections for building, electrical, plumbing, mechanical, insulation, water/sewer, and occupancy as applicable.

[ ] Included [ ] Alternate Notes: __________

13.2 Punch list Complete owner/program punch list before

final payment. Correct defects, incomplete work, damaged finishes, leaks, unsafe conditions, and code deficiencies.

[ ] Included [ ] Alternate Notes: __________

13.3 Closeout package Provide final photos, warranties, manuals, inspection approvals, permit closeout, dump tickets, lien waivers, subcontractor information, product specifications, and final invoice breakdown.

[ ] Included [ ] Alternate Notes: __________

13.4 Warranty Provide minimum one-year workmanship

warranty unless program/contract requires longer. Manufacturer warranties shall be transferred/provided to owner/program.

[ ] Included [ ] Alternate Notes: __________

13.5 Final condition Deliver home secure, weather-tight, clean, safe, code-compliant, and ready for occupancy.

[ ] Included

Alternates and Unit Prices Use this section to control unknowns after the full gut exposes concealed conditions. Contractor shall not proceed with additional work without written authorization unless immediate action is required for safety or weather protection.

Alternate / Unit Price Description Unit Price / Notes A1 Full siding replacement Complete replacement of siding and trim instead of repair/paint approach.

Lump Sum $__________

A2 Gutters/downspouts Full gutter/downspout system if not included in base bid.

Lump Sum $__________

A3 Additional roof sheathing Replace roof sheathing beyond base included quantity.

Per sheet $__________

A4 Joist/framing replacement Sister or replace damaged floor/roof framing beyond base included quantity.

Per LF / each $__________

A5 Subfloor replacement Replace damaged subfloor beyond base included quantity.

Per SF $__________

A6 Water lateral rock/excavation Additional excavation/rock removal or utility conflict work for water lateral.

Allowance / unit $__________

A7 Sewer lateral repair Repair/replace sewer lateral if discovered defective during testing/inspection.

Per LF / LS $__________

A8 Driveway extension Additional gravel driveway area beyond base repair limits.

Per SF / ton $__________

A9 Hazardous materials abatement

Lead/asbestos/mold abatement if required by survey or program.

Allowance / LS $__________

A10 HVAC system option Heat pump or alternate heating system selection, equipment, installation, commissioning.

Lump Sum $__________

Editable draft for bidding and contractor review - contractor to verify all field conditions, quantities, permits, and code requirements.

Bid Form Summary

Category Amount Notes Base Bid - Full Gut Rehabilitation $____________ Includes complete base scope above.

Allowances Included in Base Bid $____________ List all allowances and assumptions.

Accepted Alternates $____________ Attach alternate selections.

Total Contract Amount $____________ Base bid plus accepted alternates.

Estimated Start Date _____________ Estimated Substantial Completion Date _____________ Warranty Period _____________ Minimum one year unless contract requires more.

Contractor Acknowledgment By submitting a bid, contractor acknowledges that they have reviewed the property conditions, verified quantities, reviewed this scope, and included all work necessary to complete a safe, code-compliant, weather-tight, move-in ready rehabilitation except for items specifically listed as exclusions or alternates in writing.

Contractor Name ________________________________________ Authorized Signature ________________________________________ Date ________________________________________ Notes / Exceptions ________________________________________

Editable draft for bidding and contractor review - contractor to verify all field conditions, quantities, permits, and code requirements.