Standard Specifications
You deserve to understand exactly what is included when your home is built!
The standard inclusions of a home is truly the cornerstone of comparison when choosing a builder. We are proud of the way we build our homes and are committed to achieve a quality that meets or exceeds your expectations. Below you will find a specification sheet for every home we build, and inclusive in standard pricing.
Pre-Construction & Permitting
- Customized Estimating.
- Personalized in-house Selection Coordinator and product showroom.
- Home staked on lot and surveyed by Licensed Surveyor.
- Apply and obtain all necessary building permits up to $800.
Excavation & Grading
- Strip topsoil on lot, dig basement, install sewer and water laterals, (up to 35 feet).
- Garages are backfilled with stone to prevent settling.
- Rough grade stone driveway and sidewalk to front door.
- Silt fence and erosion control, (up to 300 feet).
- Trucking, (up to 20 loads of fill in/out if required).
- Topsoil from lot re-spread for customer. Rough grade subsoil to pitch away from home.
Foundation
- FOOTINGS: 8″ high by 16″ wide minimum (3000 psi).
- WALLS: 8″ wide by 4′-0′ minimum high, anchor bolts or approved foundation straps every 6′ maximum. (Full basements at 8-0″ wall height per plan. ) Basement walls have an interior brick pattern for aesthetic appeal. Steel rebar per plan. All garage walls will be 6″ wide by 4′-0″ high minimum.
- WATER-PROOFING: Water-proofing membrane applied on exterior of foundation walls, (exterior basement walls in contact with sub-soil only-not garage walls common with full basement walls.) Insulation applied over all water-proofed walls and inside garage wall common with home. Application is from the top of the foundation down to the footings.
- This includes a 30-YEAR DRY BASEMENT WALL MANUFACTURER WARRANTY.
- DRAIN TILE: Exterior and interior Forma-Drain tile system running continuously around interior and exterior of all living areas to a sealed sump pit with crossovers per code.
- SUMP PUMP: Electric sump pump, connected to the drain tile, and discharged to outside or to the storm sewer where applicable.
- WINDOW: Single, cast-in-place 30″x16″ sliding vinyl window . Bottom of window is 8″ below top of wall.
Flatwork
- BASEMENT FLOOR: The basement slab is 3″ of poured concrete, (3000 psi), with a hard-trowel finish. There is a minimum 4″ stone base with 6 mil. vapor barrier. (Control joints as needed.)
- GARAGE FLOOR: The garage floor is a 4″ poured concrete slab, (3000 psi), over 4″ minimum compacted gravel base, (tooled control joints are required, 2 min).
Framing Material
- BEAMS: LVL beams over 3-1/2″ steel teleposts.
- WALLS: Superior Built 3 Layer Exterior Wall System with 16″OC studs (site built), 7/16″OSB plywood for strength and safety, 1″ insulated sheathing for continuous thermal break, and Tyvek home wrap to sustain R-value and prevent water infiltration. Compare this to our competitors ….Did you know that many homes are built so you can kick or cut through the outside walls?! And 30% of the outside walls can have no insulation?!
- FLOORS: Engineered I-joist floor system (spans and spacing per plan) with treated sill plates secured on top of foundation over sill sealer. Subfloor is 3/4″ tongue and groove sheathing glued and screwed.
- TRUSSES: Engineered per manufacturer’s specifications, 24″ on center with pitch per plan. Overhangs around home, including gable ends.
- RAFTERS: Conventional rafters which are sized and spaced per plan.
- CEILING HEIGHTS: 8′ – 0″ ceilings are standard.
Exterior of Home
- SIDING: 0.042″ thick, maintenance-free vinyl, 4″ double lapped siding, available in 15 colors. UV Protected. Aluminum fascia & soffit. Aluminum skirting to cover exposed foundation Styrofoam around home.
- TRIM: Pre-primed garage door trim, and front porch details per plan.
- GUTTERS & DOWNSPOUTS: Seamless 5″ .032 gauge, 2″ x 3″ downspouts with turned extension to min. 36″ length.
Insulation
- BASEMENT: R-7.5 or better foam sheathing, applied to foundation warm walls, per plan.
- EXTERIOR WALLS: R-13 fiberglass batt insulation with 4 mil poly vapor barrier, and 1″ insulated sheathing on exterior. R-19 rating of all exterior walls.
- FLAT CEILINGS: Blown-in insulation to achieve total R-42 system.
- FLOORS: All cantilevered floors receive R-19 batts flooring over garages to receive R-30 batts. Basement box joists receive 2″ closed cell foam (R-14).
- AIR INFILTRATION: Tyvek on exterior of ALL walls and gable ends. All plate penetrations are to be sealed with caulk or foam sealer. All windows and exterior door jambs to be sealed with spray foam.
- VENTILATION: Soffit vents as intake, and continuous ridge vents as outflow in attic for balanced attic ventilation system.
Roofing
- SHEATHING: 15/32″ OSB or equivalent, with H-clips.
- FELT: 15 pound felt underlayment.
- SHINGLES: 30 year dimensional shingles.
Doors & Windows – Exterior
- WINDOWS: Alliance premium double hung vinyl thermo-break low “E”, argon-filled high-efficient windows with screens. Available in white or tan with optional between the glass window grids.
- FRONT DOORS: 1-3/4″ insulated six-panel fiberglass door with optional glass sidelights, adjustable threshold, compression weather stripping, dead bolt and keyed alike door knob. Door is painted Dover white on the interior. Exterior color is customer’s choice or per plan.
- FIRE DOORS: 1-3/4″ insulated six-panel steel door with adjustable threshold, compression weather stripping, and keyed alike door knob. Door is painted Dover white on both sides.
- PATIO DOOR: Per plan. Alliance premium vinyl with dual point locking handle and heavy duty aluminum screen.
Heating & Air Conditioning
- Heil 95+% high-efficiency, natural gas, forced air furnace, sized to heat home to average temperature of 70° F under local conditions. Digital, programmable thermostat is located per plan.
- CENTRAL AIR CONDITIONING IS INCLUDED – Heil 13 Seer
- DUCT WORK: The duct work is engineered and sized according to the plan. Dampers are placed at trunk lines and supply lines. Registers are typically placed near the walls. HVAC system performance specifications are tested by a third party consultant.
- RETURNS: All living and bathroom areas are engineered and sized according to the plan.
- FANS: All baths to have exhaust fans hard ducted to the exterior. All bath fans are energy star rated. Main bath exhaust fan is connected to a control timer to provide whole-house ventilation per Focus on Energy requirements.
- Exterior venting of dryer.
- Gas piping to furnace and hot water heater.
Plumbing
- IN CONTRACT: CPVC manifold at meter with PEX supply lines or equivalent 1/2″ minimum supply to fixtures; shut-off valve at all sinks, toilets and water heater; and two exterior hose bibs per plan. Rough-in plumbing for future bath in basement, (shower, toilet and vanity drains).
- WASTE: PVC (Schedule per application) with sewer back flow preventer.
- FAUCET FIXTURES: Kohler, pressure-balanced, chrome plumbing fixtures in all baths. Single-handled chrome faucet with sprayer in kitchen. Upgrade options available.
- SINKS: The kitchen has a Sterling sink 7″deep stainless steel standard double bowl. Full baths come with a cultured marble sink with integral bowl in a variety of color choices and bowl shapes.
- TUBS/SHOWERS: Fiberglass tubs, white . Location and size are per plan.
- HALF BATHS: Pedestal sink in the half bath. Upgraded vanity is available.
- TOILETS: Sterling 1.6 gallon or equivalent – white color.
- GAS SUPPLY: Gas supply to the furnace and hot water heater with shut-off valves at all appliances. (Range and Dryer are optional. )
- WATER HEATER: 50-gallon power-vented water heater with glass liner or equivalent.
- SUMP PUMP: Sealed sump pump and pit which meet Energy Star requirements .
- LAUNDRY: Hot/Cold supply with drain in “Gray Box”, location per plan.
- RADON: A Passive Radon Mitigation System is included.
Electrical
- SERVICE: 200 AMP panel, location verified in the field. 40 circuit breaker capacity with all receptacles and switch locations per code. 220V outlets are standard at the range and dryer.
- FIXTURES: Full house standard package; sizes and types per plan. Available in two colors. One ceiling mounted light at the front door, with two Coach lights at the garage. All bedrooms include fan-rated boxes with fixtures in the center of the room, kitchens are standard with – decorative surface mounted fixtures, and optional pendants.
- SWITCHES: All switches to be toggles. GFCI outlets in series. Color of switches and duplexes to be white. Two RG-6 television/ cable pre-wires, and two Category-5 phone jacks at the location of your choice, with Category-3 jacks for standard phone outlets, (with two-line capacity) – all homerun drop to basement. Door chime with one button at front door. Overhead garage door opener outlet. Two exterior GFI outlets .
- SMOKE DETECTORS: Smoke detectors are interconnected with battery back-up, and located per plan code. One carbon monoxide detector per floor.
Interior Walls
- DRYWALL: 1/2″ drywall is standard for all walls and first floor ceilings; 5/8″ all truss ceilings. Knockdown texture with primed and painted finish. Tack and screw all applications. Includes rounded corner bead with base adapters. (5/8″ fire code drywall adjacent to all living area walls , ceilings and load-bearing posts to be taped and mudded only; all non-common walls and/or ceilings are open stud finish.)
- WINDOWS: Drywall returned at windows with wood sill. All openings are drywall wrapped per plan.
Interior Trim
- DOORS: Prefinished hollow core flush birch interior doors – choice of six stain colors. Upgrades are available.
- TRIM: Prefinished poplar colonial base trim and casing with six color choices. Aprons below optional rails and half-walls. Shoe molding in all hard flooring areas.
- HARDWARE: Schlage brand door hardware in two color options. Schlage exterior locks keyed alike with deadbolt on front door. Door stops included. Note: Privacy knobs are standard on all baths and master bedroom. All other interior door knobs are to be passage knobs. All bypass doors are two inch pull cups.
- SHELVING : White closet shelving and unfinished pine clothing poles in all bedroom closets and all hall closets. Linen and Pantry closets with shelving only.
- BASEMENT STAIRS: The basement stairs are composite treads, nailed and glued. The rails are round pine hand rail.
- MAIN FLOOR STAIRS: The main floor stairs are carpeted with decorative wood stringers. Round handle railing to match trim, with brackets on the wall. Half walls are capped per plan.
Painting / Staining
- INTERIOR: Interior painting in Sherwin Williams Dover white latex flat throughout the home. Staining and varnishing of all interior woodwork in 6 color choices. White trim option availabl
- EXTERIOR: Caulk, prime and paint all exterior wood with Sherwin Williams flat latex, (or equivalent), over factory pre-primed trim and over decorative moldings, (man-made material or equivalent), in your choice of colors. All exterior doors are painted. Garage overhead door is factory finished with eight choices of colors. Garage service door, (where applicable), is painted Dover white to garage side, with exterior to match corner posts.
Cabinets
- KITCHEN: Aristokraft birch, sinclair style, six stain options available with adjustable shelves. These include 30″ wall cabinets, 36″ base cabinets, Lazy Susan corner cabinets, with recessed hinges on cabinet doors. Twin Trash/Recycling receptacle cabinet included. Cabinetry upgrades available.
- BATHS: Choice of standard or comfort height vanity cabinets in master bathroom, layout per plan. Custom vanity layouts include four lineal feet of base cabinets included in two full baths, four stain options available. (This does not include the optional linen cabinet.)
Countertops
- KITCHEN: Quality laminate, post-formed countertops with molded back splash, with over 200 color choices. Options for an island or peninsula are rounded or clipped corners. Island overhang is optional.
- BATHS: Cultured marble countertop with integral bowl, solid surface upgrades are available. Upgraded colors are available.
Appliances
- DISPOSAL: ln-Sinkerator, 1/3 horsepower continuous feed disposal with reset switch.
- MICROWAVE/KITCHEN EXHAUST: Built-in microwave with direct vent exhaust to exterior in stainless.
- DISHWASHER: Built-in multi-cycle Energy Star dishwasher in stainless steel.
Flooring
- CARPET: Mohawk EverStrand carpet with Scotchguard Protector over 6lb foam pad in all living areas, main stairs, bedrooms, and hallways. Layout per plan.
- VINYL: Mannington Vinyl installed in all bathrooms, rear foyer, and laundry.
- LVP (LUXURY VINYL PLANK): LOFT LVP resilient flooring installed in foyer, kitchen, and breakfast.
Cleaning and Waste removal
- Removal of all debris throughout the entire building process with the use of dumpsters.
- Complete interior construction cleaning with eco-friendly products. Putty all trim.
Garage Doors
- Paneled overhead steel door, lockable from the inside. Eight colors available.
- Main overhead garage door opener with keyless entry and two remotes.
Accessories
- Standard mirrors installed above vanities *Cabinet hardware and bathroom hardware are not included.
Focus on Energy® Tested and Certified
- All Loos Homes are third-party Energy Tested and Certified.
Wisconsin Green Built™ Homes Tested and Certified
- Certificate provided to homeowner
Warranties
- WORKMANSHIP AND MATERIALS: One year on all parts and labor through Loos Custom Homes, LLC. One year on all plumbing, electrical and mechanical systems. (Some items carry longer manufacturer warranties .)
- All homes come with a 30-year dry basement manufacturer warranty.
- Alliance windows come with a lifetime limited manufacturer warranty.
- SERVICE: Pre-close walk-through of home; 60-day and 11-month Warranty Service Request.
- Professional Warranty Service Corporation-10 Year Structural Warranty- no consumer deductible, underwritten by Zurich North America-rated A+ by A.M. Best, Arbitration program to settle disputes without costly legal services, transferable if home is sold, the remaining term of the limited warranty is transferred to new homeowner.
**NOTE: Options Chosen/Community Specifications may supersede Standard Specifications. Loos Custom Homes LLC reserves the right to change Specifications on individual market homes or if necessary, to improve product performance or if current products are not available. Features effective 6/5/2021