Scott W Bartholomew Architecture
Asheville, NC Architect

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Building Specifications

What are and why do we need specifications? 

You have a set of plans, drawn by an Architect, Draftsman, friend, relative, or spouse, purchased on the internet or from a plan book. No matter where the acquisition is from, the plans are only a graphic representation of the finished project containing information as to sizes, layout, look,… What about all the other aspects of the built environment? On the surface (what you can see) there are a multitude of fixtures finishes and details which are not present in a stock set of architectural plans. Beneath the surface are innumerable installations which are even more important to the health safety and welfare of the end user which are only briefly addressed if at all. The answer that is often given as to the systems and structure with regard to quality is to build it to “Code”. To be blunt, Building Codes specify the least safe and lowest quality standards with which you can build by law. In many instances these standards are fine… if they are adhered to. Often the installation process is sub standard and the final product shows. Bouncy floors, drafty basements, high heating/cooling bills, mold and mildew growth can all be the result of the improper installation of Code Compliant Systems. The Purpose of the Specification is to help further define the quality of the final product. The Specification is a written explanation of the installation procedures, quality of material and final product, fixture, and finish. Specifications are meant, in conjunction with the Building Code, to help the Builder to provide the Built Environment which is expected by the Purchaser.

Another very important need for specifications for a project come into play when it is desired that a project be bid competitively. A well written specification will allow for “apples to apples" comparison between the bids provided by the General Contractors. Without a specification each GC can and will decide the particulars to the project and incorporate the installations which he/she thinks will win them the contract. These installations might not be at all what the Owner has in mind for the finished project and will be discovered long after a relationship has been established and can easily be dissolved.

The specifications supplied by Scott W Bartholomew Architecture are not intended to circumvent Code minimum requirements in any way. The specifications are for conventional residential construction. The specifications are based on the writer’s years of education and experience as an Architect, Carpenter, Cabinetmaker. The specifications herein remain under copyright of Scott W Bartholomew Architecture.

Sample Specification

 Division 07 00 00. Thermal and Moisture Protection

07 20 00 - Thermal Protection 

- Requirements to be discussed with Owner and Alternate to be provided by GC per 01 23 00 upon request.

07 21 00 - Thermal Insulation

    • Effective R values shall be in accordance with local and state energy codes. Note insulation locations as indicated on the plans.
    • Workmanship - Work to be performed by experienced and insured Contractor. A certification of having met these insulation requirements may be requested by the Architect. Architect to inspect insulation after installation.
    • Hot Water Piping Thermal Insulation - refer to 22 07 00.
    • Crawl Wall Thermal Insulation - Furnish and install 2” Dow “Thermax” Rigid foam insulation over crawlspace foundation wall dampproofing on interior faces of all exterior crawl walls. Install according to manufacturer’s recommendations with all exposed foam edges and joints covered with Dow “Thermax” Tape. Provide 3” inspection and treatment gaps at top and bottom of wall per the plans. General Contractor is to verify Code Compliance of detailing with Local Building Inspector prior to installation.
    • Slab on Grade Insulation - For all slabs on grade beneath current and future heated space provide 2” thick x 24” high and 24” wide x 2” thick L-shaped, 2# per cubic foot density rigid foam insulation at slab on grade exposed to frost less than 2’-0” below finished grade. Insulation to be placed vertically or horizontally and provide thermal break between soil and slab. If slab is to be heated provide like vertical insulation at perimeter and beneath entire slab.
    • Floor Thermal Insulation 
      • Provide air sealing per 07 10 00 at all penetrations in the lowest elevated living level.
      • Option 1 (minimum required) - Beneath lowest elevated living level provide unfaced fiberglass batt insulation in the main level floor joist cavities as required by code. The batts shall be held in place by “tiger claws” at 2’-0” o.c. maximum.  Provide 3 ½”, R-15 fiberglass batts down rim joist, over sill plate and down foundation wall to top of crawl wall/basement wall insulation to cover termite inspection gap.
      • Option 2/3 (upgrade) - Beneath lowest elevated living level provide unfaced fiberglass batt insulation with R-value @ next higher grade than required by code in the floor joist cavities. The batts shall be held in place by “tiger claws” at 2’-0” o.c. maximum. Provide 3 ½” open/closed cell spray foam insulation on interior face of rim joist from floor deck to sill plate. Provide 3 ½”, R-15 fiberglass batts over sill plate and down foundation wall to top of crawl wall/basement wall insulation to cover termite inspection gap.
    • Exterior Wall Thermal Insulation
      • Provide air seal per 07 10 00 at all penetrations in exterior walls. 
      • Fenestration Thermal Insulation - Provide polyurethane expansive foam between rough opening framing and fenestration frame the full depth of the gap. Use appropriate materials to not effect end use performance, i.e. window and door operation.
      • Option 1 (minimum required) - In all exterior walls on all levels provide unfaced fiberglass batts as required by code. Provide like fiberglass batts installed on interior face of all rim joists between all floors. Insulation to be held in place by friction fit. Painted gypsum shall be used as interior face vapor barrier as required by code in lieu of polyethylene. Verify vapor barrier compliance with local building inspector.
      • Option 2 (medium upgrade) -- In all exterior walls on all levels provide open/closed cell spray foam insulation with an R value of 3.5/1”(open cell) or R7/1” (closed cell).  Foam to be sprayed around perimeter of all stud cavities and at all plywood joints and other joints requiring  air seal to approximately 1” expanded thickness. Provide like installation on interior face of all rim joists between all floors.  Inside foam insulation provide unfaced fiberglass batts as required by code. Provide like fiberglass batts installed on interior face of all rim joists between all floors. Insulation to be held in place by friction fit. Painted gypsum shall be used as interior face vapor barrier as required by code in lieu of polyethylene. Verify vapor barrier compliance with local building inspector.
      • Option 3 ( recommended upgrade) - In all exterior walls on all levels provide open/closed cell spray foam insulation with an R value of 3.5/1”(open cell) or R7/1” (closed cell).  Cavities to be filled. Provide like thickness installed on interior face of all rim joists between all floors.  Painted gypsum shall be used as interior face vapor barrier as required by code in lieu of polyethylene. Verify vapor barrier compliance with local building inspector.
    • Roof/Ceiling Thermal Insulation -
      • Provide air seal per 07 10 00 at all penetrations in uppermost ceiling plane. All ceiling surface penetrations to be sealed with expanding foam fire-stop material.
      • Option 1 (minimum required) - Flat or Counter-framed Vault Ceilings - Provide blown fiberglass or rockwool loose insulation as required by code.  Insulation to cover stud wall top plate. Provide insulation stops as required at eaves to maintain 2” airspace for ventilation. (“ fiberglass batts may be used as stops.  At his option the Contractor may provide 12” unfaced batts in lieu of the blown insulation at flat ceilings.  True Vault Sloped Ceilings/Flat Roofs - Provide fiberglass batts as required by code. Provide unfaced fiberglass batts for rafter cavities where finished ceiling is painted gypsum. Provide kraft paper faced batts at wood paneled, clad ceiling conditions. Unfaced batts shall be held in place by friction fit and faced batts shall be stapled to rafters.  Provide continuous 1” baffles to maintain venting requirements.
      • Option 2/3 (recommended upgrade) - Flat or Counter-framed Vault Ceilings - Provide blown fiberglass or rockwool loose insulation as required by code.  Insulation to cover stud wall top plate. Provide insulation stops as required at eaves to maintain 2” airspace for ventilation. (“ fiberglass batts may be used as stops.  At his option the Contractor may provide 12” unfaced batts in lieu of the blown insulation at flat ceilings. True Vault Sloped Ceilings/Flat Roofs - Provide open/closed cell spray foam insulation with an R value of 3.5/1”(open cell) or R7/1” (closed cell) applied directly to the roof deck in all rafter cavities.  Cavities to be filled. Ventilation baffles at roof deck are not required. Verify detail with local building inspector. Roof Over Attic Spaces - Provide open/closed cell spray foam insulation with an R value of 3.5/1”(open cell) or R7/1” (closed cell) applied directly to the roof deck in all rafter cavities.  Cavities to be filled to 5” minimum. Ventilation baffles at roof deck are not required. Verify detail with local building inspector.
    • Crawl/Attic Access Door Insulation - 
      • At all access doors to crawl spaces and Attic spaces provide rigid foam insulation to match R-value of adjacent walls/ceilings.
      • Provide weatherstrip gasket at perimeter of all access doors.
      • At attic access stair provide rigid foam clad plywood box over opening with weatherstrip gasket around edges.
    • Sound Insulation -
      • Between Floor Sound Insulation - Provide 8” blown cellulose between all floors for sound insulation.
      • Interior Wall Sound Insulation - Provide blown cellulose to fill the stud cavities in all bath, toilet, laundry, bedrooms and mechanical rooms.
      • Pipe Sound Insulation - Refer to 22 07 00.

07 25 00 - Weather Barriers

- Requirements to be discussed with Owner and Alternate to be provided by GC per 01 23 00 upon request.

    • Drain Plane (recommended option) - On all exterior walls provide drain plane equal to Benjamin Obdyke’s “Homeslicker” or “Homeslicker Stone and Stucco” over top the specified vapor barrier according to manufacturer’s recommendations.
    • Caulking - Carefully provide for all required caulking points as required for watertight construction. Carefully provide proper caulk for each separate condition. All caulking to be premium grade material, suitable for use on surfaces to be sealed. Nonporous surfaces, such as glass or metal shall be caulked with clear, G.E. Silicone L200 Construction Sealant.  Porous Surfaces, such as wood or masonry, shall be caulked with a polyurethane or polysulfide sealant equal to Pecors Corporation’s “Dynatrol 1” Color to match material being sealed.
      • In general, caulking shall be behind or within material joints. Care shall be taken to not mar or damage finish surfaces with caulk. Acceptance shall be based on appearance as well as watertightness.
      • At all gaps ⅜” or greater provide appropriate backer rod prior to caulk installation.
    • Adhesive Tapes - Where adhesive tapes are used for permanent work provide butyl or acrylic based adhesives only.

07 26 00 - Vapor Barriers

- Requirements to be discussed with Owner and Alternate to be provided by GC per 01 23 00 upon request.

    • Window and door head flange is to be installed behind vapor barrier. Provide aluminum head flashing under vapor barrier and over nailing flange.  Turn flashing out over window and door heads to drip edge. Vapor barrier is to be cut per the diagram and folded back though the rough opening on the jambs and sill only prior to the installation of the windows and doors. Provide specified Peel and Stick per 07 62 00 around window/door working from bottom to top providing a watertight seal around the finished opening.
    • Wall Vapor Barriers - 
      • Option 1 (felt) (minimum required) - On all exterior wall surfaces provide15# felt vapor barrier over wall sheathing material. Overlap felt a minimum of 8” vertically and 12” horizontally.  Fasten all edges with large headed galvanized nails on 6” centers. Lay courses level. Do not stretch courses. 
      • Option 2 (Tyvek) (medium upgrade) - On all exterior wall surfaces provide a woven plastic housewrap equal to “Tyvek” or “Tyvek Stucco” installed according to manufacturer’s recommendations with all joints taped.  No perforated building wraps will be accepted.
      • Option 3 (Zip wall) (recommended upgrade) - On all exterior wall surfaces provide Advantech’s ‘Zip Wall’ sheathing system installed per manufacturer’s instructions. Refer to 06 16 36.
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