AGL 251027-1 Burnley Addition

Project Overview

This project includes the design and construction of a 13×20 residential addition featuring a vaulted ceiling, full HVAC integration, and a site-built masonry wood-burning fireplace with a brick chimney. Work includes selective demolition, grading, a monolithic concrete foundation, structural framing, roofing, siding, insulation, drywall, electrical, finishes, and final exterior trim.

Baxter Safe Homes will manage all plan drafting, permitting, and construction activities, ensuring compliance with Henrico County building codes and client-approved specifications.

Project: Burnley Addition
Project Address: Henrico, VA 23228
Start Date (Estimated): TBD
General Contractor: Baxter Safe Homes
GC Contact: John Baxter | 915-996-2673 | john.baxter@jbmasters.com
VA Class A License: #2705194337

PICTURES

SCOPE OF WORK

1. Demolition and Grading

  • Perform selective demolition required for tie-in of the new addition.

  • Excavate and grade for the monolithic slab foundation per provided dimensions.

  • Compact subgrade to required density before concrete placement.

  • Remove debris from site after completion.

2. Concrete / Foundation

  • Provide all labor, material, and equipment for a monolithic slab foundation with thickened edges.

  • Include gravel base, vapor barrier, termite treatment, and reinforcement per plan.

  • Pour, finish, and cure concrete to achieve a smooth, broom-finished surface ready for flooring installation.

  • Install anchor bolts and hold-downs as specified.

  • Coordinate with framing contractor for layout verification.

3. Framing

  • Frame walls, roof, and vaulted ceiling per approved plans.

  • Install all headers, bracing, and structural connectors.

  • Sheath walls and roof with structural rated panels.

  • Frame roof tie-in to existing structure and maintain proper load transfer.

  • Frame chimney chase and any blocking required for finishes.

4. Roofing

  • Install dimensional asphalt shingles to match existing home.

  • Include ice & water shield at valleys and roof tie-in areas.

  • Provide ridge vent and flash all roof penetrations, including chimney.

  • Match color and profile of existing shingles where possible.

5. Siding / Exterior Trim / Gutters

  • Install vinyl siding and soffit to match existing profile and color.

  • Wrap exterior trim and fascia with aluminum metal wrap.

  • Install new seamless gutters and downspouts as shown on plans.

  • Ensure proper slope and secure fastening to existing fascia.

6. Masonry Fireplace and Chimney

  • Construct site-built masonry wood-burning fireplace with brick chimney.

  • Include firebrick-lined firebox, smoke chamber, flue liner, and damper assembly.

  • Build chimney from footing through roof line with brick exterior, crown, and cap.

  • Flash chimney at roof connection and coordinate with roofer.

  • Include brick hearth and surround per specifications.

  • Provide final inspection certification upon completion.

7. Electrical

  • Extend service from existing panel to new addition.

  • Install circuits, receptacles, switches, and light boxes per plan and code.

  • Provide power to mini-split system and fireplace blower (if applicable).

  • Install smoke and CO detectors per current code.

  • Coordinate rough-in with insulation and drywall contractors.

8. HVAC

  • Provide and install a ductless mini-split system properly sized for the new addition.

  • Include line set, drain, and electrical disconnect.

  • Charge, test, and start system per manufacturer requirements.

  • Verify all clearances and sealing of wall penetrations.

9. Insulation

  • Install R-21 insulation in exterior walls and R-38 insulation in vaulted ceiling.

  • Install baffles in each rafter bay to maintain airflow from soffit to ridge.

  • Seal penetrations and top plates with foam or caulk.

  • Prepare area for drywall installation upon completion.

10. Drywall

  • Hang, tape, and finish drywall on walls and vaulted ceiling.

  • Use 5/8” drywall on ceilings and 1/2” on walls unless otherwise specified.

  • Sand smooth and ready for primer and paint.

11. Interior Trim / Paint / Flooring

  • Install interior trim including baseboards, casing, and any specified moldings.

  • Paint walls, ceilings, and trim with materials and colors approved by the GC.

  • Install luxury vinyl plank flooring with underlayment.

  • Clean and protect finishes upon completion.

General Project Guidelines

Daily Reporting

  • Inform the Project Manager of daily arrival and departure times from the job site.

  • Submit daily progress updates by the close of business.

  • Notify the Project Manager immediately of any delays, issues, or safety concerns that may affect the project schedule or quality.

Work Authorization

  • Only perform work listed on the approved scope or service order.

  • Any additional work, changes, or substitutions must be pre-approved in writing by the Project Manager.

  • Subcontractors do not have authorization to purchase materials unless explicitly stated in writing by Baxter Safe Homes. Unauthorized purchases will not be reimbursed.

  • All work must be performed in accordance with the applicable building codes, manufacturer installation instructions, and Baxter Safe Homes’ quality standards.

Licensing and Permits

  • Subcontractors must hold all current and valid licenses required for their trade under the Virginia Department of Professional and Occupational Regulation (DPOR).

  • Subcontractors must provide Baxter Safe Homes with proof of licensing and insurance prior to beginning work.

  • Tradesmen are responsible for pulling their respective permits when required by law or contract. Copies of all permits must be submitted to the Project Manager before work begins.

  • All inspections must be coordinated through the Project Manager and passed prior to covering work.

Safety and Site Conduct

  • Comply with all OSHA and local safety regulations at all times.

  • Maintain a clean and organized work area. Remove debris daily or as directed.

  • Use personal protective equipment (PPE) and follow safe work practices.

  • No smoking, drugs, or alcohol are permitted on the job site.

  • Respect neighboring properties and the homeowner’s privacy at all times.

Payment and Documentation

  • Submit a completed W-9, a copy of a valid photo ID, and current insurance certificate before work begins.

  • Payment will be made via check or direct deposit once the customer disburses funds to Baxter Safe Homes.

  • Allow up to 48 hours for payment processing after disbursement.

  • All invoices must include the project name, address, and a clear description of completed work.