AGL 251218-1 Bush Lake Attic
Subcontractor Scope, Pay, Insurance & Document Requirements
Project: AGL 251218-1.3 Bush Lake Attic
Project Address: 4007 Bush Lake Way, Glen Allen, VA 23060
General Contractor: Baxter Safe Homes
Project Type: Attic flooring, attic lighting, minor carpentry, bifold door adjustment, pet door installation, and cleanup
Baxter Safe Homes seeks qualified subcontractors for the Bush Lake Attic project. The work includes removing existing attic flooring, installing new attic OSB flooring, completing minor blocking and cuts at the attic opening, installing attic lighting, reversing a bifold door, installing a pet door, protecting finished areas, and completing final cleaning.
The estimate includes approximately nine sheets of 3/4 inch x 4 ft x 8 ft tongue-and-groove OSB subfloor, attic lighting with one lampholder at each end of the attic, a switch at the attic entrance, bifold door reversal, pet door installation, and final cleaning.
Baxter Safe Homes wants to hire:
Main Subcontractor
Electrician
Scope of Work Narrative
Baxter Safe Homes will complete an attic improvement project at an occupied residence.
The work includes site protection, removal of existing attic flooring, installation of new 3/4 inch tongue-and-groove OSB attic flooring, minor blocking and cuts around the attic opening, attic lighting, bifold door reversal, pet door installation, and final cleaning.
The main subcontractor will handle the non-electrical scope. The electrician will handle the attic lighting circuit and provide the electrical materials required for that scope.
All subcontractors must review site conditions, attic access, material responsibilities, work sequencing, and cleanup requirements before starting work.
Pay, Permits & Trade Responsibility Notice
The pay amounts listed below are subcontractor pay amounts unless Baxter Safe Homes approves otherwise in writing.
All listed pay is labor-only pay except for the electrical scope. The electrical pay includes both labor and electrical materials.
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.
Cleanup of debris created by its own work.
Protection of existing conditions and completed work.
Insurance documents, W-9, license information if applicable, Workers’ Compensation proof or waiver, and signed work authorization before starting work.
Baxter Safe Homes will provide or separately authorize project materials unless assigned differently in writing.
The electrician must provide the electrical materials required for the attic lighting circuit.
The customer will provide some items. Baxter Safe Homes will confirm customer-provided items before installation.
No permit is planned for this job.
Subcontractors must still complete work in a safe, professional, code-conscious, and workmanlike manner. If a subcontractor believes a permit, inspection, or additional review applies to its scope, the subcontractor must notify Baxter Safe Homes before starting that portion of work.
Each subcontractor must confirm its scope, price, schedule, material 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.
Each subcontractor must:
Perform trade-specific demolition required for its own work.
Remove debris created by its own work.
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 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 & Pay
1. Main Subcontractor
Pay: $940.00 labor only
Scope may include:
Labor to protect adjacent areas and pathways.
Floor protection, wall protection, stair protection, and access-path protection as needed.
Removal of existing attic flooring.
Labor to install approximately nine sheets of 3/4 inch x 4 ft x 8 ft tongue-and-groove OSB subfloor.
Labor to install attic flooring flush to gable ends where field conditions allow.
Labor to install attic flooring within approximately two feet of eave ends where field conditions allow.
Blocking, cuts, and attic opening adjustments required for the flooring installation.
Minor carpentry required to complete the assigned attic flooring scope.
Labor to reverse the direction of one bifold door.
Labor to install one pet door after Baxter Safe Homes verifies compatibility.
Final cleaning of floor surfaces, wall surfaces, work area, and walkways.
Cleanup of debris created by the main subcontractor’s work.
Notes:
Baxter Safe Homes will provide or separately authorize the OSB and general non-electrical project materials unless assigned differently in writing.
The customer may provide some items, including the pet door or other selected accessories. Baxter Safe Homes will confirm customer-provided items before installation.
The main subcontractor must verify attic access, sheet handling, layout, cut conditions, existing framing conditions, and finished surface protection before starting work.
The main subcontractor must notify Baxter Safe Homes before cutting, modifying, or removing any framing member not specifically included in the approved scope.
2. Electrical
Pay: $325.00 labor and material
Scope may include:
Install attic lighting circuit.
Install one lampholder at each end of the attic.
Install one switch at the attic entrance.
Provide electrical materials required for this scope.
Provide cable, boxes, lampholders, switch, plate, connectors, staples, and standard electrical parts required to complete the work.
Coordinate wire routing, fixture placement, switch location, fastening, and access with Baxter Safe Homes.
Trade-specific cutting, removal, or preparation required for electrical work.
Test the lighting circuit before requesting final acceptance.
Cleanup of electrical debris, packaging, wire scraps, and material waste created by the electrical work.
Notes:
The electrician will provide electrical labor and electrical materials.
No permit is planned for this electrical scope. The electrician must notify Baxter Safe Homes before starting if the electrician believes the work requires a permit or inspection.
The electrician must complete the work in a safe, code-conscious, and workmanlike manner.
Material Responsibility
Baxter Safe Homes Provides
Baxter Safe Homes will provide or separately authorize:
OSB attic flooring material.
General non-electrical project materials.
Fasteners and miscellaneous carpentry materials unless assigned differently in writing.
Site protection materials unless assigned differently in writing.
Other materials not assigned to the electrician or customer.
Electrician Provides
The electrician will provide:
Electrical materials for the attic lighting circuit.
Electrical tools and standard equipment.
Cable, boxes, lampholders, switch, plate, connectors, staples, and related small electrical parts required for the electrical scope.
Customer Provides
The customer is providing some items. Baxter Safe Homes will confirm these items before installation.
Possible customer-provided items may include:
Pet door.
Selected accessories or other owner-supplied materials.
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 Baxter Safe Homes accepts the work.
Baxter Safe Homes will not issue payment for incomplete, defective, unsafe, unclean, uninsured, improperly documented, or unapproved work. Subcontractors must complete punch-list items, correction items, 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:
Proof of Workers’ Compensation coverage; or
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.
Quality & Acceptance Requirements
All work must meet applicable safety requirements, manufacturer requirements, project requirements, and Baxter Safe Homes quality standards.
Each subcontractor must:
Complete the assigned scope.
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.
Provide all required closeout documentation before requesting final payment.
Baxter Safe Homes will accept work only after:
The subcontractor completes the assigned scope.
The subcontractor completes all punch-list corrections.
The subcontractor removes debris and protects completed work.
Baxter Safe Homes receives all required insurance and closeout documents.
Baxter Safe Homes approves the completed work.
They don't need any endorsements.
AGL 251218-1.3 BUSH LAKE ATTIC
Subcontractor Scope, Pay, Insurance & Document Requirements
Project: AGL 251218-1.3 Bush Lake Attic
Project Address: 4007 Bush Lake Way, Glen Allen, VA 23060
General Contractor: Baxter Safe Homes
Project Type: Attic flooring, attic lighting, minor carpentry, bifold door adjustment, pet door installation, and cleanup
Baxter Safe Homes seeks qualified subcontractors for the Bush Lake Attic project. The work includes removing existing attic flooring, installing new attic OSB flooring, completing minor blocking and cuts at the attic opening, installing attic lighting, reversing a bifold door, installing a pet door, protecting finished areas, and completing final cleaning.
Baxter Safe Homes wants to hire:
Main Subcontractor
Electrician
Scope of Work Narrative
Baxter Safe Homes will complete an attic improvement project at an occupied residence.
The work includes site protection, removal of existing attic flooring, installation of new 3/4 inch tongue-and-groove OSB attic flooring, minor blocking and cuts around the attic opening, attic lighting, bifold door reversal, pet door installation, and final cleaning.
The main subcontractor will handle the non-electrical scope. The electrician will handle the attic lighting circuit and provide the electrical materials required for that scope.
All subcontractors must review site conditions, attic access, material responsibilities, work sequencing, and cleanup requirements before starting work.
Pay, Permits & Trade Responsibility Notice
The pay amounts listed below are subcontractor pay amounts unless Baxter Safe Homes approves otherwise in writing.
All listed pay is labor-only pay except for the electrical scope. The electrical pay includes both labor and electrical materials.
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.
Cleanup of debris created by its own work.
Protection of existing conditions and completed work.
Insurance documents, W-9, license information if applicable, Workers’ Compensation proof or waiver, and signed work authorization before starting work.
Baxter Safe Homes will provide or separately authorize project materials unless assigned differently in writing.
The electrician must provide the electrical materials required for the attic lighting circuit.
The customer will provide some items. Baxter Safe Homes will confirm customer-provided items before installation.
No permit is planned for this job.
Subcontractors must still complete work in a safe, professional, code-conscious, and workmanlike manner. If a subcontractor believes a permit, inspection, or additional review applies to its scope, the subcontractor must notify Baxter Safe Homes before starting that portion of work.
Each subcontractor must confirm its scope, price, schedule, material 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.
Each subcontractor must:
Perform trade-specific demolition required for its own work.
Remove debris created by its own work.
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 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 & Pay
1. Main Subcontractor
Pay: $940.00 labor only
Scope may include:
Labor to protect adjacent areas and pathways.
Floor protection, wall protection, stair protection, and access-path protection as needed.
Removal of existing attic flooring.
Labor to install approximately nine sheets of 3/4 inch x 4 ft x 8 ft tongue-and-groove OSB subfloor.
Labor to install attic flooring flush to gable ends where field conditions allow.
Labor to install attic flooring within approximately two feet of eave ends where field conditions allow.
Blocking, cuts, and attic opening adjustments required for the flooring installation.
Minor carpentry required to complete the assigned attic flooring scope.
Labor to reverse the direction of one bifold door.
Labor to install one pet door after Baxter Safe Homes verifies compatibility.
Final cleaning of floor surfaces, wall surfaces, work area, and walkways.
Cleanup of debris created by the main subcontractor’s work.
Notes:
Baxter Safe Homes will provide or separately authorize the OSB and general non-electrical project materials unless assigned differently in writing.
The customer may provide some items, including the pet door or other selected accessories. Baxter Safe Homes will confirm customer-provided items before installation.
The main subcontractor must verify attic access, sheet handling, layout, cut conditions, existing framing conditions, and finished surface protection before starting work.
The main subcontractor must notify Baxter Safe Homes before cutting, modifying, or removing any framing member not specifically included in the approved scope.
2. Electrical
Pay: $325.00 labor and material
Scope may include:
Install attic lighting circuit.
Install one lampholder at each end of the attic.
Install one switch at the attic entrance.
Provide electrical materials required for this scope.
Provide cable, boxes, lampholders, switch, plate, connectors, staples, and standard electrical parts required to complete the work.
Coordinate wire routing, fixture placement, switch location, fastening, and access with Baxter Safe Homes.
Trade-specific cutting, removal, or preparation required for electrical work.
Test the lighting circuit before requesting final acceptance.
Cleanup of electrical debris, packaging, wire scraps, and material waste created by the electrical work.
Notes:
The electrician will provide electrical labor and electrical materials.
No permit is planned for this electrical scope. The electrician must notify Baxter Safe Homes before starting if the electrician believes the work requires a permit or inspection.
The electrician must complete the work in a safe, code-conscious, and workmanlike manner.
Material Responsibility
Baxter Safe Homes Provides
Baxter Safe Homes will provide or separately authorize:
OSB attic flooring material.
General non-electrical project materials.
Fasteners and miscellaneous carpentry materials unless assigned differently in writing.
Site protection materials unless assigned differently in writing.
Other materials not assigned to the electrician or customer.
Electrician Provides
The electrician will provide:
Electrical materials for the attic lighting circuit.
Electrical tools and standard equipment.
Cable, boxes, lampholders, switch, plate, connectors, staples, and related small electrical parts required for the electrical scope.
Customer Provides
The customer is providing some items. Baxter Safe Homes will confirm these items before installation.
Possible customer-provided items may include:
Pet door.
Selected accessories or other owner-supplied materials.
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 Baxter Safe Homes accepts the work.
Baxter Safe Homes will not issue payment for incomplete, defective, unsafe, unclean, improperly documented, or unapproved work. Subcontractors must complete punch-list items, correction items, 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, if applicable.
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.
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 or Commercial General Liability coverage if applicable to the subcontractor’s business and scope.
Preferred minimum limits:
$1,000,000 per occurrence / $2,000,000 general aggregate
No Additional Insured endorsements or special policy endorsements are required for this project unless Baxter Safe Homes approves a different requirement in writing.
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:
Proof of Workers’ Compensation coverage; or
A signed Workers’ Compensation waiver or exemption statement.
Certificate Holder
The Certificate Holder should show:
Baxter Safe Homes
ATTN: John Baxter
PO Box 26345
Richmond, VA 23260
Quality & Acceptance Requirements
All work must meet applicable safety requirements, manufacturer requirements, project requirements, and Baxter Safe Homes quality standards.
Each subcontractor must:
Complete the assigned scope.
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.
Provide all required closeout documentation before requesting final payment.
Baxter Safe Homes will accept work only after:
The subcontractor completes the assigned scope.
The subcontractor completes all punch-list corrections.
The subcontractor removes debris and protects completed work.
Baxter Safe Homes receives all required insurance and closeout documents.
Baxter Safe Homes approves the completed work.