huangyhg

residential specifications
for those of you who do a lot of single-family residential projects in the u.s., what is the extent of specifications usually provided?
do you provide:
a. only notes on the drawings
b. full csi 3-part specification project manual
c. something in between
or maybe a better question would be what do construction lenders typically require?
this would be for an entire house construction project (including cabinetry, appliances, etc.), not just the structural work. are there any public-domain guide specs available that are geared towards single-family residential projects?
i did a lot of plan reviews for about four years and seldom saw project manuals even for the commercial work.
don phillips
never seen a project manual for a residential project. everything i have seen has been notes on drawings combined with scattered attachments (i.e., energy calcs, product approvals, etc.)
i agree, notes on drawings will suffice.
and then "hope" someone reads them!
notes on the drawing and some times callout for specific details.
notes on the drawings referenceing the applicable building code.
definitely notes on the drawings which the contractor neglects to read. to get his attention i usually highlight nailing schedules, shear wall schedules, and wood species requirements in larger font and with a box around them.
i've done lots of sfr work for years, and getting contractors to read notes is a constant struggle. one of the big ones over the years has been the requirement that the contractor submit roof / floor truss manufacturer's shop drawings and calcs prior to fabrication. typically, i would get a phone call saying, "jim, i need to run over and have you stamp the roof calcs, the building inspector won't sign off on the roof framing 'till you do" (in other words, the trusses are installed.) so i started to put a large note on the foundation plan, requiring the contractor to fax me an acknowledgement that he had read and understood the truss submittal requirement, prior to commencing any construction. how many of those acknowledgements do you think i ever got? only good thing about it was the additional embarrassment on the contractor. most of them are pretty good at trying to make their problems be the result of someone else's mistake.
regarding the original post, always has been general structural notes on the drawings.
jim emanuel
thanks for all the responses. i, too, have just provided a sheet of structural notes instead of full-blown specs when i have done residential projects.
what got me wondering about this was looking at some banks' requirements for construction loans on the internet. they all want "specifications" to be submitted in addition to the plans. do they just mean a checklist or outline that specifies all the materials (cabinets, siding, roofing, etc.) that will be used so they can appraise the value? or do they really mean specifications as we use the word in the construction industry (csi format, etc.)?
my interpretation is "specifications" is the notes and if on the plans, then you are covered. i would guess some folks getting loans pick a plan off some website and submit that. i actually saw someone do that to get a building permit and i had to write one of my few "correction" letters, with like 20 items for a single family home. in addition to dimensions, i need things like sections, floor, wall, and roof framing
my experience with banks required specs was for their appraiser/estimator to determine the building value or grade of construction (ie standard, track, semi-custom, custom, luxury). this was used to check the loan to value ratio.

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