AGL 251110-3 MONTCLAIR ADDITION

Subcontractor Scope, Labor-Only Pay, Insurance & Document Requirements

PLANS

Project: AGL 251110-3 Montclair Addition
Project Address: 10600 Montclair Ct, Prince George, VA 23875
General Contractor: Baxter Safe Homes
Project Type: ADA-compliant bathroom addition with porch/portico

Baxter Safe Homes seeks qualified subcontractors for the Montclair Addition project. The work includes construction of an ADA-compliant bathroom addition and porch/portico designed to coordinate with the existing English Tudor-style exterior.

The project includes a bathroom addition of approximately 111.6 sq ft and a porch/portico of approximately 37 sq ft, for a total constructed area of approximately 148.6 sq ft. The estimate describes the project as an ADA-compliant bathroom addition and porch/portico with plumbing tied into the existing house and septic system, electrical tied into the main electrical system, and HVAC support by mini-split and/or central tie-in as finalized during planning. The plan set includes the site layout, foundation plan, floor plan, lighting plan, roof plan, elevations, and building sections for the addition.

Scope of Work Narrative

Baxter Safe Homes will construct a new ADA-compliant bathroom addition with an attached porch/portico at the existing residence. The work includes site setup, foundation and sitework, concrete anchoring, structural framing, roofing, flashing, gutters, downspouts, exterior openings, siding, exterior trim, weatherproofing, insulation, plumbing, septic tie-in coordination, electrical, HVAC, bathroom ventilation, shower/bath waterproofing, drywall, paint, flooring, tile, ADA accessories, interior trim, hardware, porch/portico details, final punch, cleanup, inspection support, and closeout.

The bathroom work includes an ADA-oriented layout with pocket door access, reinforced blocking for grab bars, shower seating, under-sink clearance, accessible fixture placement, waterproofing, flooring/tile, and finish details. Plumbing work will tie into the existing house plumbing system and existing septic system. Electrical work will tie into the main electrical system and include required bathroom protections, lighting, ventilation wiring, and HVAC/mini-split circuit support as required. HVAC support will come from a mini-split and/or central system tie-in as finalized during planning.

Exterior work must coordinate with the existing English Tudor-style home. New rooflines, porch/portico details, exterior finishes, trim, siding, weatherproofing, gutters, downspouts, and wall tie-ins must look intentional, watertight, and properly integrated with the existing structure.

All subcontractors must review the applicable plans, site conditions, trade requirements, and inspection requirements before starting work.

Labor-Only Pay, Permits & Trade Responsibility Notice

The pay amounts listed below are labor-only subcontractor pay amounts unless Baxter Safe Homes approves otherwise in writing.

Each subcontractor must include:

  • Labor required to complete its assigned scope.

  • Trade-specific layout and field verification.

  • Trade-specific demolition, cutting, removal, and preparation required for its work.

  • Trade-specific tools and standard equipment.

  • Coordination with the GC and other trades.

  • Inspection support and correction work related to its scope.

  • Cleanup of debris created by its own work.

  • Placement of debris into the onsite dumpster.

  • Protection of existing conditions and completed work.

  • All trade permits required for its scope, where applicable.

  • Insurance documents, endorsements, W-9, license information, Workers’ Compensation proof or waiver, and signed work authorization before starting work.

Baxter Safe Homes will provide or separately authorize project materials, fixtures, major rentals, dumpsters, portable toilet, and temporary facilities as applicable.

Licensed trades must pull their own required trade permits. This includes plumbing, electrical, HVAC, mechanical, gas, septic-related work, or any other permit required by the authority having jurisdiction for that trade’s scope. Each trade must schedule, coordinate, and pass inspections required for its own permit unless Baxter Safe Homes gives different written direction.

Each subcontractor must confirm its scope, labor price, schedule, permit responsibility, inspection responsibility, insurance requirements, and exclusions with Baxter Safe Homes before starting work.

General Demolition, Cleanup & Disposal Requirement

Each trade must perform demolition and removal required to complete its own scope.

Baxter Safe Homes will provide dumpsters onsite for disposal. Each subcontractor must place its own debris in the onsite dumpster unless Baxter Safe Homes gives different written direction.

Each subcontractor must:

  • Perform trade-specific demolition required for its own work.

  • Remove debris created by its own work.

  • Place debris in the onsite dumpster.

  • Keep work areas clean and safe.

  • Avoid leaving debris, packaging, scrap, or removed materials for other trades.

  • Protect existing conditions and completed work.

  • Complete cleanup before requesting inspection, payment approval, or final acceptance.

Baxter Safe Homes may back-charge a subcontractor if the GC or another trade must clean up debris the subcontractor left behind.

Trade Scopes & Labor-Only Pay

1. Site Setup, Dumpster & Temporary Facilities

Labor-Only Pay: $2,656.03

Scope may include:

  • Labor to coordinate site setup.

  • Labor to place and maintain site protection.

  • Labor to coordinate dumpster placement.

  • Labor to coordinate portable toilet placement.

  • Temporary signage, cones, barriers, and safety setup.

  • Floor protection, plastic, tape, and dust-control protection.

  • Small mobilization tasks and general jobsite setup.

Notes:
This line does not include trade-specific demolition. Each trade must perform and clean up demolition required for its own scope. Baxter Safe Homes will provide or separately authorize dumpster and portable toilet costs.

2. Foundation & Sitework

Labor-Only Pay: $7,252.39

Scope may include:

  • Layout of the addition footprint according to approved plans.

  • Excavation labor and subgrade preparation.

  • Footing and foundation labor.

  • Grading labor related to the addition and porch/portico.

  • Trade-specific demolition or removal required for foundation/sitework.

  • Backfill and rough grading labor after foundation work.

  • Inspection coordination before concrete placement or cover-up.

  • Protection of existing structures, utilities, driveway, landscaping, and site features.

  • Cleanup of foundation/sitework debris into the onsite dumpster.

Permit Requirement:
Subcontractor must pull any permit required for its foundation, excavation, land-disturbance, or sitework scope if the authority having jurisdiction requires a trade-specific permit.

Subcontractor must coordinate layout, elevations, setbacks, inspections, and site access with Baxter Safe Homes before starting work.

3. Concrete, Anchoring & Hardware

Labor-Only Pay: $632.69

Scope may include:

  • Labor to install anchor bolts, wedge anchors, epoxy anchors, post bases, hold-downs, straps, and related hardware.

  • Labor for minor concrete touch-ups or small concrete placements not included in the main foundation scope.

  • Porch/portico post-base anchoring labor.

  • Concrete/masonry connection labor for framing.

  • Inspection-related corrections involving anchoring or minor concrete details.

  • Cleanup of concrete/anchoring debris into the onsite dumpster.

This line supports the foundation and framing connection work and must coordinate with the foundation and framing trades.

4. Framing & Structural Carpentry

Labor-Only Pay: $7,250.00

Scope may include:

  • Wall framing for the bathroom addition.

  • Roof framing and structural tie-ins.

  • Porch/portico framing coordination.

  • Headers, bracing, blocking, and structural members.

  • Pocket door framing.

  • Reinforced blocking for ADA grab bars, shower seating, and accessories.

  • Trade-specific demolition or removal required for framing work.

  • Framing coordination for plumbing, electrical, HVAC, insulation, drywall, and finishes.

  • Framing inspection corrections.

  • Cleanup of framing debris into the onsite dumpster.

All framing must follow approved plans, code requirements, manufacturer requirements, and Baxter Safe Homes field direction.

5. Roofing, Flashing, Gutters & Downspouts

Labor-Only Pay: $5,750.00

Scope may include:

  • Labor to install roofing for the addition and porch/portico.

  • Labor for roof tie-ins to the existing structure.

  • Removal of roofing materials required for new tie-ins.

  • Installation labor for underlayment, shingles, drip edge, flashing, roof penetrations, and wall-to-roof flashing.

  • Labor to install gutters, downspouts, splash blocks, and/or downspout extensions if included in final scope.

  • Watertight completion of roof transitions, valleys, penetrations, and tie-ins.

  • Cleanup of roofing, flashing, gutter, and downspout debris into the onsite dumpster.

Subcontractor must leave the roof, flashing, gutters, and downspouts complete, watertight, properly draining, and ready for inspection or GC acceptance.

6. Windows, Exterior Door & Exterior Openings

Labor-Only Pay: $1,500.00

Scope may include:

  • Window installation labor.

  • Exterior door installation labor, if included in the approved plans.

  • Exterior opening preparation.

  • Removal or modification of materials required for exterior openings.

  • Flashing labor at windows, doors, and wall openings.

  • Shimming, fastening, sealing, and insulating around openings.

  • Exterior trim coordination at openings.

  • Weatherproofing at window and door transitions.

  • Cleanup of debris into the onsite dumpster.

Subcontractor must coordinate opening sizes, lead times, flashing details, and finish requirements before installation.

7. Siding, Exterior Trim & Weatherproofing

Labor-Only Pay: $4,912.23

Scope may include:

  • Siding or exterior wall finish installation labor.

  • Tudor-style exterior trim or finish coordination.

  • Removal of existing exterior finish materials required for tie-ins.

  • Installation labor for house wrap / weather-resistant barrier.

  • Exterior flashing labor.

  • Exterior trim installation labor.

  • Sealant, caulking, and weatherproofing labor.

  • Wall penetration and exterior transition labor.

  • Tie-ins to the existing exterior finish.

  • Final exterior appearance coordination with the existing home.

  • Cleanup of siding/exterior debris into the onsite dumpster.

This line must coordinate closely with framing, roofing, windows/doors, and porch/portico details.

8. Insulation & Air Sealing

Labor-Only Pay: $1,023.87

Scope may include:

  • Wall insulation installation labor.

  • Ceiling or roof insulation installation labor as required.

  • Floor insulation installation labor if required by plan or code.

  • Removal of loose debris or materials that prevent proper insulation installation.

  • Air sealing at penetrations, gaps, seams, transitions, and framing joints.

  • Coordination with electrical, plumbing, HVAC, and ventilation rough-ins.

  • Inspection support before drywall or cover-up.

  • Cleanup of insulation debris into the onsite dumpster.

Subcontractor must meet applicable energy code and inspection requirements.

9. Plumbing & Septic Tie-In

Labor-Only Pay: $5,953.23

Scope may include:

  • Bathroom rough-in plumbing labor.

  • Finish plumbing labor.

  • Water supply piping labor.

  • Drain, waste, and vent piping labor.

  • Toilet, sink/vanity, shower, fixture, valve, and trim installation labor.

  • Tie-in labor to the existing house plumbing system.

  • Septic connection coordination and related labor.

  • Trade-specific cutting, removal, trenching, or demolition required for plumbing work.

  • Testing and inspection support.

  • Plumbing inspection corrections.

  • Cleanup of plumbing debris into the onsite dumpster.

Permit Requirement:
Plumbing subcontractor must pull all required plumbing and septic-related trade permits applicable to its scope and must coordinate required inspections through approval.

Subcontractor must confirm exact tie-in requirements before starting work.

10. Electrical Rough-In, Finish & HVAC Circuit

Labor-Only Pay: $5,586.76

Scope may include:

  • Electrical rough-in labor.

  • Electrical trim-out and finish device installation labor.

  • Bathroom lighting installation labor.

  • Porch/portico lighting labor, if included.

  • Switch, receptacle, GFCI/AFCI protection, and dedicated circuit labor.

  • Exhaust fan wiring.

  • HVAC or mini-split circuit labor, if required by final equipment selection.

  • Trade-specific cutting, removal, or demolition required for electrical work.

  • Coordination with lighting plan, fixture selections, framing, insulation, drywall, and inspections.

  • Electrical testing and inspection corrections.

  • Cleanup of electrical debris into the onsite dumpster.

Permit Requirement:
Electrical subcontractor must pull all required electrical permits applicable to its scope and must coordinate required inspections through approval.

11. HVAC Equipment & Commissioning

Labor-Only Pay: $3,840.50

Scope may include:

  • HVAC support labor for the bathroom addition.

  • Mini-split installation labor and/or central system tie-in labor, as approved during planning.

  • Equipment setting labor.

  • Refrigerant line, condensate, control, and startup labor.

  • Trade-specific cutting, removal, or demolition required for HVAC work.

  • Coordination with electrical, framing, exterior penetrations, and final finish locations.

  • System commissioning and operation confirmation.

  • Inspection support and correction work.

  • Cleanup of HVAC debris into the onsite dumpster.

Permit Requirement:
HVAC subcontractor must pull all required mechanical permits applicable to its scope and must coordinate required inspections through approval.

Subcontractor must confirm final HVAC design before ordering equipment or starting installation.

12. Bathroom Ventilation

Labor-Only Pay: $426.62

Scope may include:

  • Bathroom exhaust fan installation labor.

  • Duct installation labor to approved exterior termination.

  • Exterior vent cap or termination installation labor.

  • Trade-specific cutting, removal, or demolition required for ventilation routing.

  • Sealing at penetrations.

  • Coordination with electrical, roofing, siding, framing, and inspections.

  • Operation testing at completion.

  • Cleanup of ventilation debris into the onsite dumpster.

Permit Requirement:
If the ventilation work requires a mechanical or related trade permit, the responsible subcontractor must pull the required permit and coordinate inspections through approval.

13. Shower/Bath Waterproofing

Labor-Only Pay: $1,023.87

Scope may include:

  • Waterproofing labor for shower and wet-area assemblies.

  • Surface preparation before tile or finish installation.

  • Removal of materials that prevent proper waterproofing installation.

  • Sealing corners, seams, penetrations, curbs, transitions, and wet-area surfaces.

  • Manufacturer-required waterproofing installation.

  • Flood testing or inspection support if required.

  • Coordination with plumbing, tile/flooring, drywall, and finish work.

  • Cleanup of waterproofing debris into the onsite dumpster.

Subcontractor must follow manufacturer requirements and must not cover waterproofing before required review or inspection.

14. Drywall, Paint Prep & Paint

Labor-Only Pay: $1,250.00

Scope may include:

  • Drywall or approved wallboard installation labor.

  • Moisture-resistant board installation labor where required.

  • Taping, mudding, sanding, and finish preparation.

  • Primer and paint labor.

  • Paint-related caulking.

  • Trade-specific surface prep and removal required for drywall or paint work.

  • Touch-ups required after trim, electrical, plumbing, and accessory installation.

  • Protection of adjacent surfaces.

  • Cleanup of drywall and paint debris into the onsite dumpster.

Subcontractor must leave surfaces clean, smooth, finished, and ready for final inspection or GC acceptance.

15. Bathroom Flooring, Tile & Finish Surfaces

Labor-Only Pay: $2,800.00

Scope may include:

  • Bathroom flooring installation labor.

  • Tile floor, tile shower, or approved finish surface installation labor.

  • Setting material, grout, transition, trim, and edge-detail installation labor.

  • Surface prep required for flooring or tile installation.

  • Removal of materials that prevent proper tile or flooring installation.

  • Coordination with waterproofing, plumbing fixtures, ADA clearances, shower seat, grab bars, and bathroom accessories.

  • Finish surface protection after installation.

  • Final cleaning of tile/flooring surfaces.

  • Cleanup of flooring/tile debris into the onsite dumpster.

Subcontractor must confirm finish selections, layout, transitions, and ADA requirements before installation.

16. ADA Accessories, Interior Trim & Hardware

Labor-Only Pay: $2,109.42

Scope may include:

  • Grab bar installation labor.

  • Shower seat installation labor.

  • Bathroom accessory installation labor.

  • Interior trim installation labor.

  • Door hardware installation labor.

  • Pocket door hardware installation labor, if included.

  • Finish hardware installation labor.

  • Minor removal or adjustment work required to install accessories, trim, or hardware.

  • Blocking coordination verification before accessory installation.

  • ADA-related finish component installation according to approved layout.

  • Cleanup of trim, hardware, and accessory debris into the onsite dumpster.

Subcontractor must maintain required ADA clearances and coordinate with framing, plumbing, tile, drywall, and finish surfaces.

17. Porch/Portico Construction Details

Labor-Only Pay: $1,256.45

Scope may include:

  • Porch/portico detail labor shown on the approved plans.

  • Post, bracket, trim, and finish coordination labor.

  • Porch/portico roof and framing coordination.

  • Exterior detailing to match or coordinate with the existing home.

  • Trade-specific demolition or removal required for porch/portico work.

  • Post-base coordination with concrete/anchoring.

  • Final fit and finish of porch/portico details.

  • Cleanup of porch/portico debris into the onsite dumpster.

This line should coordinate with framing, roofing, siding/exterior trim, and concrete/anchoring.

18. Final Punch, Cleanup & Protection

Labor-Only Pay: $2,500.00

Scope may include:

  • Final punch-list labor.

  • Final cleaning.

  • Protection of completed finishes.

  • Small corrections.

  • Hardware adjustments.

  • Touch-ups.

  • Inspection-related closeout support.

  • Final jobsite presentation.

This line does not relieve individual trades of their cleanup responsibility. Each trade must clean up and dispose of debris from its own work as the work progresses.

Baxter Safe Homes will consider the work complete only after required inspections pass, punch-list items are complete, and the GC accepts the work.

Payment Terms

Method: Check or direct deposit.

Timing: Allow up to 5 business days after approval for payment processing.

Completion Condition: Work is complete only after it passes all applicable inspections and Baxter Safe Homes accepts the work.

Baxter Safe Homes will not issue payment for incomplete, defective, non-code-compliant, unsafe, unclean, uninsured, improperly documented, or unapproved work. Subcontractors must complete punch-list items, inspection corrections, permit closeout requirements, insurance/document requirements, and cleanup before final payment approval.

Subcontractor Insurance & Documents Required

Each subcontractor must provide required documentation before starting work.

Required for All Subcontractors

  • Current W-9.

  • Trade license, if applicable.

  • Signed subcontractor agreement or written work authorization.

  • Certificate of Insurance showing required coverage.

  • Workers’ Compensation coverage if required by Virginia law.

  • Workers’ Compensation waiver or exemption statement if the subcontractor does not legally need to carry Workers’ Compensation.

  • Required General Liability endorsements listed below.

No subcontractor may start work until Baxter Safe Homes receives and approves the required documents.

General Liability Insurance

Each subcontractor must carry Residential General Liability / Commercial General Liability coverage with minimum limits of:

$1,000,000 per occurrence / $2,000,000 general aggregate

The policy must apply to the subcontractor’s work on this project.

Workers’ Compensation

Workers’ Compensation must comply with Virginia law.

Subcontractors who must carry Workers’ Compensation must provide proof of coverage before starting work.

Subcontractors who do not legally need Workers’ Compensation must provide a signed Workers’ Compensation waiver or exemption statement before starting work.

No subcontractor may start work until Baxter Safe Homes receives either:

  1. Proof of Workers’ Compensation coverage; or

  2. A signed Workers’ Compensation waiver or exemption statement.

Additional Insured Requirements

The subcontractor’s General Liability policy must name the following as Additional Insured for ongoing and completed operations:

Baxter Safe Homes
ATTN: John Baxter
PO Box 26345
Richmond, VA 23260

The policy must also name the Homeowner / Project Owner as Additional Insured.

Required Insurance Endorsements

The subcontractor must provide insurance coverage that includes the following:

  • Additional Insured – ongoing operations.

  • Additional Insured – completed operations.

  • Primary & Non-Contributory wording.

  • Waiver of Subrogation in favor of the Additional Insureds.

  • Completed Operations Additional Insured coverage that remains in force for 1 year after the subcontractor completes its work.

These items are required for this project unless Baxter Safe Homes approves an exception in writing before work begins.

Endorsement Shorthand for Insurance Agent

Please provide the following or equivalent endorsements:

  • CGL AI – Ongoing Operations: CG 20 10 or equivalent.

  • CGL AI – Completed Operations: CG 20 37 or equivalent.

  • Primary & Non-Contributory: CG 20 01 or equivalent.

  • CGL Waiver of Subrogation: CG 24 04 or equivalent.

  • Workers’ Compensation Waiver of Subrogation: WC 00 03 13 or equivalent, if Workers’ Compensation applies.

Certificate Holder

The Certificate Holder must show exactly:

Baxter Safe Homes
ATTN: John Baxter
PO Box 26345
Richmond, VA 23260

Commercial Auto & Umbrella

Commercial Auto and Umbrella coverage are not required for this project unless Baxter Safe Homes requires them in writing for a specific subcontractor scope.

Inspection, Quality & Acceptance Requirements

All work must meet applicable building code, approved plans, permit requirements, manufacturer requirements, and Baxter Safe Homes quality standards.

Each subcontractor must:

  • Pull required trade permits applicable to its scope.

  • Coordinate required trade inspections.

  • Pass all inspections required for its scope.

  • Coordinate inspections with the GC.

  • Avoid covering work that requires inspection approval.

  • Protect existing conditions and completed work.

  • Keep the work area clean and safe.

  • Complete assigned punch-list items.

  • Correct deficiencies within the assigned trade scope.

  • Remove debris related to its work and place it in the onsite dumpster.

  • Provide all required closeout documentation before requesting final payment.

Baxter Safe Homes will accept work only after:

  1. The subcontractor completes the assigned scope.

  2. The subcontractor satisfies trade permit requirements.

  3. The work passes required inspections.

  4. The subcontractor completes all punch-list corrections.

  5. The subcontractor removes debris and protects completed work.

  6. Baxter Safe Homes receives all required insurance, permit, inspection, and closeout documents.

  7. Baxter Safe Homes approves the completed work.