AGL 260504-1 CHESCO CLOSET

Subcontractor Scope, Pay, Insurance & Document Requirements

Project: AGL 260504-1 Chesco Closet
Project Address: 3126 Chesco Rd, Richmond, VA 23234
General Contractor: Baxter Safe Homes
Project Type: Closet remodel, non-structural wall modification, bifold door installation, drywall repair, trim repair, and cleanup

Baxter Safe Homes seeks a qualified subcontractor for the Chesco Closet project. The work includes protecting the work area, demolishing and removing an existing master bedroom closet area, modifying non-structural wall framing to create access between closets, framing one 24" bifold door opening, installing one 24" bifold door, completing drywall repairs, patching adjacent surfaces, installing disturbed trim/baseboard, and cleaning the work area.

Baxter Safe Homes wants to hire:

  1. Main Subcontractor

Scope of Work Narrative

Baxter Safe Homes will complete a small closet remodel at an occupied residence.

The subcontractor will protect adjacent finishes and work areas, demolish the existing closet area, remove demolition debris, modify non-structural wall framing to create access between closets, frame the rough opening for one 24" bifold door, install the bifold door and hardware, install and finish drywall repairs to paint-ready condition, patch adjacent surfaces affected by construction, install trim/baseboard where disturbed, and complete cleanup.

This scope does not include painting, flooring installation, flooring repair, flooring refinishing, closet shelving, closet organization systems, HVAC modifications, structural engineering, structural repairs, major electrical relocation, or major electrical upgrades.

Minor electrical modifications only apply if wiring is encountered during the wall modification. The subcontractor must stop and notify Baxter Safe Homes before relocating, cutting, disconnecting, or modifying any electrical wiring not already approved in writing.

All subcontractors must review site conditions, access, material responsibilities, work sequencing, customer-occupied conditions, exclusions, and cleanup requirements before starting work.

Pay, Permits & Trade Responsibility Notice

The pay amount listed below is the subcontractor pay amount unless Baxter Safe Homes approves otherwise in writing.

All listed pay is labor-only pay.

The subcontractor must include:

  • Labor required to complete the assigned scope.

  • Field verification and layout.

  • Demolition, cutting, removal, and preparation required for the work.

  • Trade-specific tools and standard equipment.

  • Coordination with Baxter Safe Homes.

  • Cleanup of debris created by the subcontractor’s 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.

No permit is planned for this job. The subcontractor must still complete the work in a safe, professional, code-conscious, and workmanlike manner. If the subcontractor believes a permit, inspection, or additional review applies to the assigned scope, the subcontractor must notify Baxter Safe Homes before starting that portion of work.

The subcontractor must confirm scope, price, schedule, material responsibility, insurance requirements, and exclusions with Baxter Safe Homes before starting work.

General Demolition, Cleanup & Disposal Requirement

The subcontractor must perform demolition and removal required to complete the assigned scope.

The subcontractor must:

  • Perform demolition required for the work.

  • Remove debris created by the work.

  • Keep work areas clean and safe.

  • Avoid leaving debris, packaging, scrap, or removed materials behind.

  • Protect existing conditions and completed work.

  • Complete cleanup before requesting payment approval or final acceptance.

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

Trade Scopes & Pay

1. Main Subcontractor

Pay: $1,800.00 labor only

Itemized Labor Breakdown

ItemTaskLabor Pay1Protect adjacent finishes, flooring, walls, access path, and work areas during construction$1002Demolish and remove existing master bedroom closet area, approximately 5' x 2' with 8' ceiling$3003Remove demolition debris from work area and maintain clean jobsite conditions$1254Modify existing non-structural wall framing to create access between closets$3255Frame rough opening for one 24" bifold door$2006Install one 24" bifold door$1757Install bifold track and hardware$1008Install drywall in modified wall areas$1759Tape, mud, sand, and finish drywall repairs to paint-ready condition$17510Patch adjacent surfaces affected by construction$5011Install trim and baseboard to match existing where disturbed$75Total Labor Pay$1,800

Scope may include:

  • Protect adjacent finishes and work areas during construction.

  • Demo and remove existing master bedroom closet area.

  • Remove and dispose of demolition debris created by this work.

  • Modify existing non-structural wall framing to create access between closets.

  • Frame rough opening for one 24" bifold door.

  • Install one 24" bifold door.

  • Install bifold track and hardware.

  • Install drywall in modified wall areas.

  • Tape, mud, sand, and finish drywall repairs to paint-ready condition.

  • Patch adjacent surfaces affected by construction.

  • Install trim and baseboard to match existing where disturbed.

  • Notify Baxter Safe Homes immediately if wiring, plumbing, HVAC, structural framing, or other concealed conditions interfere with the planned work.

Notes:

Baxter Safe Homes will provide or separately authorize general project materials unless assigned differently in writing.

The subcontractor must provide labor, tools, standard equipment, site protection, demolition protection, and cleanup.

The subcontractor must verify field dimensions, wall conditions, existing framing, door swing/operation, drywall tie-in points, trim conditions, and finished surface protection before starting work.

The subcontractor must notify Baxter Safe Homes before cutting, modifying, or removing any framing member not specifically included in the approved scope.

Material Responsibility

Baxter Safe Homes Provides

Baxter Safe Homes will provide or separately authorize:

  • Bifold door.

  • Bifold door track and hardware.

  • Drywall materials.

  • Drywall tape, mud, and related finishing materials.

  • Trim/baseboard materials where required.

  • Fasteners and miscellaneous project materials unless assigned differently in writing.

  • Other project materials not assigned to the subcontractor.

Subcontractor Provides

The subcontractor will provide:

  • Labor.

  • Trade-specific tools.

  • Standard equipment.

  • Site protection and demo protection.

  • Jobsite cleanup.

  • Hauling/removal of debris created by the subcontractor’s work unless Baxter Safe Homes approves another arrangement in writing.

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

The 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

The 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:

  1. Proof of Workers’ Compensation coverage; or

  2. 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.

The 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 scope.

  • Remove debris related to the work.

  • 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 completes all punch-list corrections.

  3. The subcontractor removes debris and protects completed work.

  4. Baxter Safe Homes receives all required insurance and closeout documents.

  5. Baxter Safe Homes approves the completed work.