AGL 250820-2 Cheatham Renovation

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PROJECT OVERVIEW

Project: Interior Residential Renovation
Address: 2618 Cheatham St, Richmond, VA 23234
Customer: Emma Brown
Jurisdiction: City of Richmond, VA
Zoning: R-5 | Existing Use: Single-Family Dwelling

This project consists of an interior renovation within an existing single-family dwelling. The scope remains entirely within the existing building footprint. No changes occur to exterior walls, rooflines, building height, or foundation systems.

GENERAL REQUIREMENTS

  • Perform all work in accordance with the 2021 Virginia Residential Code (VRC) and applicable local amendments.

  • Existing foundation, crawlspace, and load paths remain unchanged.

  • Verify all existing field conditions and dimensions prior to starting work.

  • Coordinate work with other trades to maintain continuous load paths, code compliance, and sequencing.

  • Repair, patch, and refinish all disturbed walls, ceilings, floors, and finishes to match existing conditions unless noted otherwise.

  • Maintain required life-safety, fire separation, and egress requirements at all times.

AREA SUMMARY

  • Existing Non-Renovation Area: 643 sq ft

  • Renovation Area: 578 sq ft

  • Total Existing House Area: 1,221 sq ft

SCOPE OF WORK

1. Interior Reconfiguration

  • Combine the existing Master Bedroom, Bedroom 1, and Master Bathroom into a single Master Bed-Bath Ensuite.

  • Reclaim and incorporate a portion of the existing hallway into the master suite.

  • Remove, relocate, and construct interior partitions as shown on the plans.

2. Doors and Structural Openings

  • Create a new 7'-10" wide interior opening between the existing Master Bedroom and Bedroom 1 within an interior load-bearing wall.

  • Install structural headers at all new or modified load-bearing openings per the drawings.

  • Relocate the Bedroom 2 entry door from the end of the hallway to a new location adjacent to the hall bathroom.

  • Install a new Master Bedroom entry door from the hallway.

  • Remove abandoned door and wall openings; infill, frame, and finish to match existing construction.

3. Walk-In Closet & Kitchenette

  • Construct a walk-in closet within the master suite using reclaimed hallway space and an existing closet.

  • Install a kitchenette within the master bedroom area, including:

    • Cabinetry

    • Countertop

    • Small sink

    • Microwave

    • Compact refrigerator

    • Required countertop and small-appliance receptacles

  • Kitchenette serves as an accessory convenience area only and does not include a cooking range.

4. Mechanical (HVAC)

  • Install a ductless mini-split system consisting of four indoor air handlers:

    • (2) units serving the master bedroom area

    • (1) unit serving the walk-in closet

    • (1) unit serving the master bathroom

  • Coordinate equipment locations, line sets, condensate routing, and electrical connections with framing and finishes.

5. Master Bathroom Completion

  • Complete construction of the previously unfinished master bathroom.

  • Modify the existing layout and install new plumbing fixtures, including:

    • Tiled shower

    • Enclosed toilet room

    • Vanity with lavatory

  • Remove, abandon, or replace incomplete or unused plumbing rough-ins as required to suit the final layout.

6. Life-Safety & Code Items

  • Maintain required emergency escape and rescue openings for all sleeping rooms.

  • Install smoke alarms and carbon monoxide alarms in required locations per code.

  • Protect existing structure during demolition and framing operations.

STRUCTURAL NOTES (FIELD-CRITICAL)

  • All new and modified openings in load-bearing walls require headers sized to carry existing loads and bear on existing load paths.

  • Provide temporary shoring during demolition as required until permanent framing installs.

  • Follow header, stud, and fastening details shown on the drawings.

General Project Guidelines for Subcontractors

These guidelines define expectations for all subcontractors performing work for Baxter Safe Homes (BSH). Acceptance of any work assignment constitutes agreement with the terms below.

1. Daily Reporting

  1. Inform BSH of daily arrival and departure times from the job site.

  2. Submit a daily progress report by the close of business.

  3. Notify BSH immediately of any job-site issues, delays, safety concerns, or scope conflicts.

2. Work Authorization

  1. Perform only the tasks listed on the issued service order.

  2. Obtain written approval from BSH before making any changes to scope, materials, or methods.

  3. Do not purchase materials unless BSH provides written authorization. BSH will not reimburse unauthorized purchases.

3. Warranty

  1. The subcontractor guarantees all workmanship for one (1) year from the date of completion.

  2. Repair all workmanship defects identified during the warranty period at no cost to BSH.

  3. This warranty applies only to the original scope of work and does not cover:

    • Normal wear and tear

    • Damage caused by misuse, neglect, or acts of nature

    • Work altered or repaired by others

  4. Complete all warranty repairs within a reasonable timeframe agreed upon by both parties.

  5. This warranty covers labor only, unless BSH states otherwise in writing.

4. Payment & Documentation

  1. Submit a completed W-9 and a copy of a valid government-issued photo ID before work begins.

  2. BSH issues payment by check or direct deposit.

  3. After the customer releases final payment, allow up to 48 hours for processing.

5. Permits & Code Compliance

  1. Follow all applicable local, state, and federal building codes and regulations.

  2. Baxter Safe Homes is responsible for building permits unless otherwise stated in writing.

  3. Each trade contractor must pull and manage all permits specific to their licensed trade, when required by law or jurisdiction.

  4. Resolve any failed inspections caused by subcontractor work at no additional cost to BSH.

6. Insurance Requirements

  1. Maintain General Liability Insurance and Workers’ Compensation Insurance in accordance with state law.

  2. Name Baxter Safe Homes as Additional Insured on all applicable policies.

  3. Provide proof of insurance before starting work and upon request.

7. Non-Solicitation Agreement

  1. Do not solicit, contact, or attempt to engage in direct business with any BSH customer for 12 months following project completion.

  2. Do not advertise, offer, or perform services outside the scope of the BSH agreement.

  3. BSH will pursue legal remedies and financial damages for any violation of this section.