Diamond Lakes Development Inc.
P.O. Box 20258
Hot Springs, AR 71903
Phone 501-525-6559
Fax 501-525-5720

SPECIFICATION FOR MOONLIGHT COVE CONDOS - PHASE IV - HOT SPRINGS, ARKANSAS, APRIL 2008
A PLANNED SUBDIVISION OF DIAMOND LAKES DEVELOPMENT, INC.

EXTERIOR:

OUR EXTERIORS ARE PLANNED AND DESIGNED FOR MINIMUM MAINTENANCE. OUR EXTERIOR LANDSCAPE IS PLANNED FOR MINIMUM MAINTENANCE. WE USE COLOR COORDINATED BRICK, SIDING, ROOFING, TILE AND PAINT TO CREATE A VERY ATTRACTIVE APPEARANCE FOR OUR EXTERIORS. 

WE USE EITHER COMMON BUILDING BRICK (2 ¼ “ X 3 ½” X 7 ½”), OR A FACE BRICK WITH THE SAME DIMENSIONS OR A NORMAN BRICK WITH THE DIMENSIONS OF 2 ¼” X 3 5/8” X 11 5/8“). THE COLOR OF THE BRICK IS SELECTED TO MATCH THE SIDING AND ROOF AND THE EXTERIOR COLOR SCHEMES. 

WE USE .044 VINYL SIDING. OUR SIDING IS AN UPGRADE FROM THE INDUSTRY STANDARD OF .040. WE USE PERFORATED VINYL SOFFIT MATERIALS.

WE USE 30 LB. FELT PAPER IN PLACE OF 15 LB. FELT PAPER ON OUR ROOFS. OUR ROOFING SHINGLES HAVE A 40+ YEAR WARRANTY. THESE SHINGLES ARE U.L. TESTED; THEY HAVE A CERTIFIED WIND RATING, AND ARE ASTM E108 CLASS A FIRE RESISTANT, ASTM D3018 TYPE 1. WE USE 6” GUTTERS AND DOWNSPOUTS, AND CORROSION RESISTANT DRIP EDGES. ALL CONDOS HAVE RIDGE VENTS.

OUR ROOF AND FLOOR TRUSSES/JOISTS ARE ENGINEERED AND CERTIFIED FOR SPAN AND LOAD. WE USE 3000 PSI CONCRETE IN ALL PATIOS. OUR STEEL RAILINGS, GATES AND FENCES ARE PRIMED WITH RED OXIDE RUST INHIBITOR AND COATED WITH A FINISH COAT OF PAINT. 

INTERIOR:

OUR INTERIOR DESIGNS AND INTERIOR DECORATING ARE PROVIDED BY THE WELL KNOWN DESIGNER THELMA PEARL OF FLORIDA. OUR SLABS ARE ON COMPACTED SOILS (95 - 100) THAT ARE TERMITE TREATED BEFORE PLACING THE CONCRETE. OUR FOOTINGS ARE 24” X 18”. WE USE SCHEDULE 40 #4 REBAR IN OUR FOOTINGS. WE PLACE 6 X 6 X 10 CONCRETE WIRE OVER .006 VISQUEEN. WE THEN PLACE OUR 3,500 AIR ENTRAINED, 4” SLUMP CONCRETE OVER A COMPACTED WASH GRAVEL FILL. WE USE EXPANSION JOINT MATERIALS AND SAW CUT OUR SLABS FOR BREAK CONTROL. THE FLOOR BETWEEN OUR FIRST AND SECOND FLOOR REST ON STRUCTUALLY PRE-ENGINEERED AND FACTORY MADE FLOOR JOISTS WITH A LAYER OF ¾” TONGUE AND GROOVE FLOORING. WE USE A COMBINATION OF SPECIAL NAILS AND SCREWS TO SECURE THE SUBFLOOR. WE USE 1” OF LIGHT WEIGHT CONCRETE OVER THIS SUBFLOOR. THIS PROVIDES FIRE PROTECTION FOR U.L RATINGS AND STANDARDS. THE INDUSTRY NORM IS ½” OF LIGHTWEIGT OVER 19/32” SUBFLOOR. 

OUR WOOD FRAMING IS AS FOLLOWS: OUR WALLS ARE 2” X 4” X 104 5/8” SPF STUDS. WE USE DOUBLE TOP PLATES, 2” X 4” TOP CHOICE SPF OR #2 SYP. OUR STUDS ARE PLACED ON 16” CENTERS. OUR PLUMBING WALLS ARE MADE OF 2” X 6” STUDS. OUR WALL FLOOR PLATES ARE MADE OF 2” X 4” TREATED LUMBER AND THEY ARE TIED TO THE FOUNDATIONS AND FLOORS WITH ANCHOR BOLTS ON 4” CENTERS; WE USE SHOT PINS AND/OR TAPCONS ON THE INTERIOR FLOORS. ALL EXTERIOR FLOOR PLATES HAVE AN INSULATION BASE UNDER THE PLATES. ALL COMMON WALLS BETWEEN THE INDIVIDUAL CONDO UNITS ARE CONSTRUCTED WITH A FIRE RATING. WE USE TWO WALLS WITH A 2” AIR GAP BETWEEN THESE WALLS. BOTH WALLS HAVE FIRE RATED SHEETROCK ON BOTH SIDES OF THE WALL FOR A TOTAL OF FOUR FIRE RATED SHEETS. THESE SHEETS ARE 5/8” FIRE RATED SHEETROCK. BOTH WALLS ARE INSULATED WITH R-13 SOUNDPROOF INSULATION. THE FIREPROOF SHEETROCK RUNS CONTINUOUS FROM THE CONCRETE SLAB TO THE BOTTOM OF THE ROOF DECKING. THE SHEETROCK IS FIRE TAPED AND FIRE CAULKED AT ALL JOINTS AND ALL OPENINGS. ALL HEADERS AND FRAMED OPENINGS ARE BUILT TO CODE. THE FLOOR AND ROOF TRUSSES/JOISTS ARE TIED TO THE STUD WALLS BY ENGINEERED STRAPS AND CLIPS. THE ROOF IS DECKED WITH 19/32” TREATED OSB (4’ X 8’ SHEETS). THE FLOOR BETWEEN THE FIRST AND SECOND FLOOR IS MADE OF ¾” TONGUE AND GROOVE STURDY FLOOR. THIS IS PLACED ON OVERSIZED FLOOR JOISTS IN ORDER TO REDUCE FLEX. THE EXTERIOR WALLS ARE COVERED WITH A RESISTANCE FACTOR MATERIAL MANUFACTURED BY DUPONT OR SIMILAR COMPANY AND THEN THE WALLS RECEIVE A SHEATHING MATERIAL (7/16” OSB OR INLAND TEMPLE FIBERBRACE). 

OUR INTERIOR TRIM, MOLDING AND MILLWORK IS A FOLLOWS: OUR BASEBOARDS ARE 5 ¼” COLONIAL STYLE PAINT GRADE MDF OR WOOD. OUR DOOR CASINGS ARE 3 ¼” COLONIAL STYLE PAINT GRADE MDF, OR ¾” WOOD OR PREMANUFACTURED WOOD CASING. OUR CROWN MOLDING AND COVE MOLDING IS 6 ½” CROWN MOLD. OUR WINDOW SILLS ARE ¾” PAINT GRADE MDF OR HARDWOODS. OUR WINDOW JAMS ARE FACED WITH 5/8” SHEETROCK, OR WOOD. OUR CABINETS ARE FACTORY MANUFACTURED IN A VARIETY OF COLORS AND WOODS. THE COUNTERTOPS ARE EITHER PREFORMED LAMINATES, OR MANMADE HARD SURFACE, MANMADE MARBLE SUCH AS CORIAN, OR EXOTIC STONES SUCH AS MARBLE, ONYX AND GRANITE. THE CABINETS ARE EXPERTLY HUNG AND FINISHED WITH A MATCHING FURDOWN FROM CABINET TOP TO CEILING. ALL VANITY TOPS IN BATHROOMS WILL BE MANMADE MARBLE WITH PREFORMED INTREGAL SINKS TO MATCH. 

INSULATION AND SOUNDPROOFING:

ALL BOTTOM PLATES ARE PLACED OVER A SPECIAL INSULATION MATERIAL. THE PLATES ARE THEN CAULKED ON THE PERIMETER OF THE HOUSE. ALL EXTERIOR WALLS GET R-19 BATT INSULATION. THE EXTERIOR OF THE HOUSE IS COVERED WITH TYVEK OR A SIMILAR PRODUCT. ALL HOLES AND THROUGH WALLS IN THE EXTERIOR WALLS ARE EITHER CAULKED, SEALED WITH URETHANE OR FIRE CAULKED. ALL PARTY WALLS (THE TWO WALLS SEPARATING THE CONDOS) ARE INSULATED WITH R-13 INSULATION. THERE ARE TWO OF THESE WALLS FOR EVERY CONDO SEPARATION WALL. THE FLOORS BETWEEN THE TOP AND BOTTOM CONDO RECEIVE A BLOWN ON SOUNDPROOF INSULATION UNDER THE SECOND FLOOR AND AROUND THE FLOOR JOISTS AND PIPE OPENINGS. THIS AREA IS THEN INSULATED WITH R-13 SOUNDPROOF INSULATION. THE ATTIC SPACE UNDER THE ROOF OF THE HOUSE IS INSULATED WITH R-30 BLOWN INSULATION OR BATTS. THE BATHROOM WALLS AND THE WALLS THAT SEPARATE THE LIVING ROOM FROM THE BEDROOMS ARE INSULATED WITH R-13 SOUNDPROOF INSULATION. 

EXTERIOR WINDOWS AND DOORS:

ALL WINDOWS WILL BE SINGLE HUNG INSULATED WINDOWS MADE FROM PVC OR ALUMINUM FRAMING MATERIALS OTHERWISE KNOWN AS DUAL GLAZED (DOUBLE PAYNED), AIR ENTRAINED WITH GRIDS. THE UNITS ARE MADE WITH LOW - E GLASS PRODUCTS = 0.04 #2. THE ENERGY PERFORMANCE RATINGS ARE PROVIDED BY NFRC (NATIONAL FENESTRATION RATING COUNCIL). THESE RATINGS ARE AS FOLLOWS: A U-FACTOR (U.S. 1-P) = 0.35; AND THE SOLAR HEAT GAIN COEFFICIENT IS 0.31. ADDITIONALLY, THE VISIBLE TRANSMITTANCE IS 0.51. THE WINDOWS ARE CERTIFIED TO MEET AIR INFILTRATION REQUIREMENTS OF SECTION 116A1.,1998 CALIFORNIA ENTERGY STANDARDS. OUR WINDOWS ARE REGISTERED ENTERGY STAR QUALIFIED IN ALL 50 STATES. 

ALL EXTERIOR DOORS, ENTRY DOORS - SLIDING PATIO DOORS - FRENCH DOORS WILL BE MADE OF VINYL OR ALUMINUM OR STEEL MATERIALS. ALL DOORS ARE PAINT GRADE. THE FRONT DOORS ARE RAISED PANEL DOORS WITH A LIGHT OPENING LOCATED AT THE TOP OF THE DOOR. THE INTERIOR DOORS ARE 1 ¼” SIX PANEL, MASONITE OR VINYL DOORS THAT ARE ALL PAINT GRADE. 

THE STEEL RAILINGS/FENCES/GATES ARE MANUFACTURED FROM STEEL TUBING AND/OR WROUGHT IRON LOCATED IN THE ENTRY FOYER AREAS. THEY ARE PRIMED AND THEN PAINTED

FLOORS:

THE FLOORS WILL BE A COMBINATION OF CARPET AND TILE PER THE BUILDING PLANS AND FINISH SCHEDULES PROVIDED BY DIAMOND LAKES DEVELOPMENT AND MOONLIGHT COVE. THE CARPET WILL BE 54 OZ. OR BETTER. 

DRYWALL:

THE SHEETROCK WILL BE ½” SHEETROCK ON ALL WALLS EXCEPT WHERE 5/8” FIRE ROCK IS REQUIRED. ALL SHEETROCK IS TAPED AND SANDED. ALL SHEETROCK RECEIVES A PRIMER COAT. THE FINISH, OVER THE SHEETROCK, IS KNOWN AS A HEAVY KNOCK DOWN FINISH AND IS NOT A SLICK FINISH. THE WALLS RECEIVE A PRIME COAT THAT IS SANDED. THE LAST FINISH COAT OR TOP COAT OF PAINT IS APPLIED AFTER THE SHEETROCK DRIES. 

PAINT:

ALL INTERIOR WALLS, CEILINGS AND STRUCTURES RECEIVE A PRIME COAT FIRST, THEN SANDING AND THEN A FINISH COAT OF SEMI-GLOSS PAINT. ALL TRIM AND MOLDING IS CAULKED AND PUTTIED, PAINTED WITH ONE COAT OF BASE PAINT AND THEN PAINTED WITH ONE COAT OF ENAMEL SEMI OR HIGH-GLOSS PAINT. ALL DOORS AND TRIM TO THE DOORS ARE TO RECEIVE THE SAME FINISH. 

SHELVING:

ALL CLOSETS WILL RECEIVE WOOD STYLE SHELVING/SHELFS TO BE PAINTED AND CAULKED IN THE MANNER OF THE TRIM DESCRIBED ABOVE. 

HARDWARE:

THE EXTERIOR DOOR HARDWARE WILL HAVE SATIN NICKEL OR OIL RUBBED BRONZE , OR STAINLESS STEEL BY DESIGN HOUSE, EQUAL OR BETTER. ALL EXTERIOR DOOR HARDWARE WILL HAVE LOCKING SYSTEMS AND A SINGLE CYLINDER DEAD BOLT. INTERIOR DOOR HARDWARE WILL BE THE SAME AS ABOVE WITH PRIVACY LOCKS ON ENTRY BEDROOM AND BATHROOM DOORS.

MIRRORS AND BATHROOM ACCESSORIES: MIRROR WALLS WILL BE INSTALLED ABOVE ALL BATHROOM VANITIES. THE VANITY TOPS WILL BE MADE OF ONE PIECE MANMADE MARBLE WITH SINGLE AND/OR DOUBLE VANITIES. TUB AND SHOWERS WILL BE ONE PIECE FIBERGLASS STRUCTURES OR STEEL TUBS AND PANS WITH TILE SURROUNDS. SHOWERS WILL INCLUDE GLASS ENCLOSURE DOORS. 

APPLIANCES:

OUR STANDARD APPLIANCE PACKAGE IS WHIRLPOOL, OR G.E. OR EQUAL OR BETTER. THIS INCLUDES A 4 -BURNER OR COOKTOP RANGE, MICROWAVE OVEN, DISHWASHER AND GARBAGE DISPOSAL.

HEATING AND AIR CONDITIONER:

THE CENTRAL HEAT AND AIR IS DESIGNED FOR THE SQUARE FOOTAGE OF EACH CONDO. THE A/C WILL BE 13 SEER OR BETTER. 

PLUMBING:

ALL PLUMBING PIPE./PIPING WILL MEET THE INTERNATIONAL BUILDING CODE STANDARDS AND THOSE OF THE ARKANSAS HEALTH DEPARTMENT AND THE CITY OF HOT SPRINGS. ALL PLUMBING IS INSPECTED AND CERTIFIED BY THE BUILDING INSPECTOR OF HOT SPRINGS AND/OR ARKANSAS. ALL PLUMBING PIPE, METERS AND VALVES ARE INSPECTED AND CERTIFIED. THE PLUMBING FIXTURES WILL BE DELTA, EQUAL OR BETTER. THEY WILL BE BRUSHED NICKEL, OIL RUBBED BRONZE, OR STAINLESS STEEL. ALL SINKS WILL BE STAINLESS STEEL SINKS. THE HOMES WILL BE PLUMBED FOR ICE MAKER FOR THE REFRIGERATOR. ALL KITCHEN SINKS WILL HAVE A ½ HP GARBAGE DISPOSAL UNIT. THE ELECTRIC WATER HEATER WILL BE 40 GALLONS OR LARGER. ALL FIXTURES WILL HAVE CUTOFF VALVES FOR EMERGENCY REPAIRS. 

ELECTRIC:

THE ELECTRICAL SERVICE IS MADE UP OF A 200 AMP MAIN SERVICE WITH COPPER WIRE THROUGHOUT. THERE IS AN ELECTRICAL CONNECTION FOR THE WASHER AND DRYER. THERE IS AN EXTERIOR LIGHTING PACKAGE ON THE FRONT AND REAR OF THE CONDOS. THE INTERIOR LIGHTING PACKAGE CONSISTS OF A COMBINATION OF CAN LIGHTS, WALL SCONCES, PENDANT LIGHTS AND CEILING FANS AS SHOWN ON PLANS AND SPECS FOR EACH CONDO. THE CONDOS ARE WIRED FOR CAT 5 AND COAX WIRING FOR TV CABLE, INTERNET AND PHONE SERVICE THROUGHOUT ALL ROOMS EXCEPT BATHS AND CLOSETS. ALL BATHS AND CLOSETS HAVE AMPLE LIGHTING. ALL FIXTURES ARE U.L. APPROVED. ALL ELECTRICAL SYSTEMS ARE INSPECTED AND CERTIFIED BY THE CITY. 

OPTIONS AND UPGRADES:

THE FOLLOWING PRESENTS OPTIONS AND UPGRADES FOR MOONLIGHT COVE VILLAS - PHASE IV - HOT SPRINGS, ARKANSAS 

1. WASHER & DRYER………………………………..................................................................................$ 1,070.00

2. 32” TWO DOOR REFRIGERATOR WITH ICE MAKER…………………………..........................….…..... $ 1,172.00

3. 31“ REFRIGERATOR WITH BOTTOM FREEZER ………………………….........................….…..............$ 1,092.00

4. UPGRADE COOKTOP RANGE………………………………................................................................... ..$ 295.00

5. UPGRADE FIREPLACE SURROUND (MARBLE, ONYX, GRANITE OR MAN-MADE MARBLE…….............$ 583.00

6. COLORED/DÉCOR GLASS OVER DOUBLE DOORS IN TRANSOM ……………..............................……..$ 347.00

7. WHIRLPOOL TUB IN PLACE OF STANDARD TUB ...................................................................................$ 300.00

8. UPGRADE FAUCET/PLUMBING FIXTURES …………………………..............................……....................$ 418.00

9. GRANITE, OR SILESTONE QUARTZ, OR CORIAN ……………………...........................………….........$ 1,892.00 

10. 8 FT. WET BAR WITH BASE CABINET AND HUTCH WITH GLASS DOORS OVER THE BAR WITH GRANITE, MARBLE, ONYX OR QUARTZ (SILESTONE) $ 2,025.00 CAN LIGHTS, PENDANT LIGHTS AND ROPE LIGHTING WILL BE USED ON THE 8 FT. WET BAR.

11. UPGRADE CARPET (WE ALREADY USE AN UPGRADE CARPET PAD) $4.72 to $5.90 SQ.YD.


WARRANTY:

ALL FIXTURES AND APPLIANCES HAVE AN ACCREDITED THIRD PARTY CERTIFICATION FOR EACH, AND THE MANUFACTURER PROVIDES A WARRANTY FOR THESE ITEMS. THE DEVELOPER, DIAMOND LAKES DEVELOPMENT PROVIDES A 1 YEAR LIMITED WARRANTY ON ALL WORK. WE STAND BEHIND OUR WARRANTY AND PROVIDE OUR CONTACTS AND PHONE NUMBERS FOR QUICK RESPONSE TO ANY AND ALL PROBLEMS.