Sco p e o f Wo rk : Si ng l e F a m il y H o m e, P a ci f ic Be a c h, C A

Single Family, Pacific Beach, CA

Project Introduction and Overview

Description
Single family, 2944 sq/ft, 4 bathrooms and 4 bedrooms house built in 1944 on a .15 acre corner lot in Pacific
Beach, CA. The home has spectacular views of the ocean and San Diego bay.

Rehab Overview
Property was extremely dated and in need of major renovations and extensive layout changes. The entire first
floor was reconfigured to an open floor plan and ―great room‖. New plumbing through entire house and all 4 baths
were completely renovated. New lighting throughout with new flooring, paint, fixtures and appliances.

Contractor Overview
Multiple contractors were needed to complete this project. A licensed general contractor was hired for the
flooring, kitchen, bathrooms, and all carpentry. A licensed contractor was hired for all electrical and plumbing
upgrades.

Click on links below for visuals of all products, actually pricing based on wholesale prices negotiated

EXTERIOR:

General
Front Door – Patch and paint with exterior trim color
Sand and Paint Exterior of house and garage – (test a small area with below colors)
Body - Sherwin Williams – Black Fox
Trim – Sherwin Williams – Natural White
Install new doorbell, door knocker & mailbox – TBD by JD
Repair/replace any and all damaged wood/decks/beams on exterior of house – (As per termite report)
Gutters – fix or replace
Windows, Doors- Clean and paint per house color scheme

Roof
1. Repair as needed -
2. Solar panels – Remove
3. Permit and schedule inspections as needed with city

Pool
1. Demo and repair all concrete pool deck area
2. New pool equipment – Pump, etc
3. Permit and schedule inspections as needed with city
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Landscaping
Inspect and repair all sprinklers as needed
Mow all grass in front yard and remove weeds
Trim all dead limbs from all trees
Trim existing bushes in front, plant annuals and add dark brown wood chips in flower bed against house
Cut all weeds down in back yard
Repair fence at back and sides of property
Even out land and plant grass by between garage and house (discuss with JD)
Trim or remove bushes between grass & pool area (discuss with JD)

INTERIOR
Demo
Demo entrance hallway door frame wall
Demo wall/closet separating front living room and back staircase (as per diagram)
Demo wall between dining area and kitchen
Remove all built in cabinets in back family room
Demo/frame space for 2 doors in the family room (as per diagram)
Remove all carpets in the entire house
Remove all loose trash and debris from house and garage
Remove kitchen cabinets, counters
Remove glass wall & frame new wall in master bedroom/bath (2 nd floor) (per diagram)
Remove all fixtures & cabinets from baths
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General
Patch all walls were needed
Paint all rooms as per color scheme below
Purchase all paint thru Sherwin Williams

Color Location Color Code Finish

st
Greek Villa 1 Floor - All Walls 7551 Flat

Greek Villa 2nd Floor – Master 7551 Flat

Open Air - Low VOC

– Regatta for window
wall (wall you see 2nd Floor – 2nd (Baby)
6517 & 7551 Flat
when you enter) Bedroom
Greek Villa for re-
maining Walls

All Ceilings, All

Extra White 7662 Flat
Rooms

Ice Cube 1st Floor Bathrooms 6252 Satin

Ice Cube 2nd Floor Bathrooms 6252 Satin

Black Bean or Wood Interior trim, doors &

6006 Wood Stain?
Stain windows
Exterior House & Ga-
Black Fox 7020 Flat
rage Body
Exterior House & Ga-
Natural White Flat
rage Trim

Reuse existing doors and trim - Prep and paint per house color scheme
Reuse closet doors & paint with dark wood finish – apply new varnish (wood stain?)
Install new, nickel hardware throughout with locks
Install new wood floors throughout 1st floor – Simple Floors Handscraped Heritage Woodcraft $2.69sq/ft mate-
rial
Lapacho http://www.simplefloors.com/products/Exotic-Flooring/Vintage-Couture-/Lapacho/flooring547.aspx
Install recess lights in living room, kitchen & family room (lighting plan attached)
Install ceiling fans in center of living room & family room- Hunter 52in Windspan Brushed Nickel Ceiling Fan $169
http://www.homedepot.com/webapp/wcs/stores/servlet/ProductDisplay?storeId=10051&productId=100670793&langId=-
1&catalogId=10053&MERCH=REC-_-product-2-_-202060242-_-100670793-_-N&locStoreNum=674&marketID=12
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Kitchen
Remove counter top and cabinets
Paint as per house color scheme
Adjust layout as discussed at property (as per diagram)
Install new ―chocolate‖ cabinets- Diamond Cabinets Wood: Maple, Style: Montgomery, Finish: Chocolate
Install wood (as per rest of the house – TBD)
Install quartz countertop- Rainbow Stone USA, Crystal White $3059.00 http://rainbowstoneusa.com/
quartz.html#quartz/CrystalWhite.bmp - (material and labor installed)
Install new sink- ProFlo Double Bowl Under counter Stainless Steel Right Hand Sink $521
http://www.proflo.com/proflo/showRecordDetail.do?R=165008&search=true
Faucet- Kohler Simplice Single Hole Pull Down Kitchen Faucet $201 http://www.us.kohler.com/ =onlinecatalog/
detail.jspitem=13345402&section=1&category=4&subcategory=32
Appliances
Range/Oven- Fisher& Paykel 36” Gas Full Oven $2699 http://www.fisherpaykel.com/product/cooking/
freestandingcookers/index.cfm?productuid=DB00A5C4-0019-23EC-9C24E422B5FD6DBE
Hood- KitchenAid 36” Wall Mount Canopy Hood $799- http://www.kitchenaid.com/flash.cmd?/#/product/
KWCS160WSS/
Wine Fridge- Danby Silhouette Beverage Center $829 http://www.danby.com/product/DBC514BLS/10
Fridge- KitchenAid French Door Dispensing Counter Depth 20cu. Ft $2465 http://www.kitchenaid.com/
flash.cmd?/#/product/KFIS20XVMS/
Dishwasher- KitchenAid Fully integrated console Architect Series II $760 http://www.kitchenaid.com/
flash.cmd?/#/product/KUDC20FVSS/
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Bathroom 1 (1st Floor Hallway)

Move walls & fixtures per new scheme adding to the laundry room
Paint as per house color scheme
Shower tub as per diagram (Layout Attached)
Free standing single vanity – Jensen Vanity Cabinets Door Style: Orinda, Wood: Beech, Finish: Dark Beech, Sheen:
Satin, Hardware: Chrome http://www.jensonvanities.com/vanities/vanity.php?id=14
Toilet –Kohler Wellworth Elongated Toilet $189 http://www.us.kohler.com/onlinecatalog/detail.jsp?
item=12465002&section=2&category=13&subcategory=117
Square Wall Mirror – Danze Ziga Zaga Mirrored Cabinet $ 438 http://www.danze-online.com/product_details.asp?
id=DF034120ZB
Sink – Ronbow Ceramic Rectangle Vessel $ 239 http://www.ronbow.com/product.php?s=CB5032
Faucet- Mirabelle Edenton Collection Single Handle Vessel Faucet $117 http://www.mirabelleproducts.com/
products.asp?prod_id=215
Install stone floor/wall tile in shower and floor– 18x18 Camargo http://www.arizonatile.com/CAMARGO-P720.aspx ,
grout 1/16 Quartz #101
Lighting- 3 Light Vanity Light http://www.homedepot.com/webapp/wcs/stores/servlet/ProductDisplay?
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Bathroom 2 (1st Floor back of the house)

Remove fixtures bathroom – save tub if it will clean up completely
Paint as per house color scheme
Toilet – Kohler Wellworth Elongated Toilet $ 189 http://www.us.kohler.com/onlinecatalog/detail.jsp?
item=12465002&section=2&category=13&subcategory=117
Double vanity – Jensen Vanity Cabinets Door Style: Orinda, Wood: Beech, Finish: Dark Beech, Sheen: Satin, Hard-
ware: Chrome http://www.jensonvanities.com/vanities/vanity.php?id=14
Sinks – Mirabelle Boca Raton Under mount Lavatory $117 http://www.mirabelleproducts.com/products.asp?
prod_id=4
Faucet- Moen One Handle Faucet $186 http://www.moen.com/search?search_scope=0&search_terms=CA6700
Install stone floor/wall tile in shower and floor– 18x18 Camargo http://www.arizonatile.com/CAMARGO-P720.aspx ,
grout 1/16 Quartz #101

Bathroom 3 (2nd Floor – Smaller Bedroom)

Remove fixtures bathroom
Paint as per house color scheme
Install new tub/shower diverter and trim
Install New Vanity- Jensen Vanity Cabinets Door Style: Orinda, Wood: Beech, Finish: Dark Beech, Sheen: Satin,
Hardware: Chrome http://www.jensonvanities.com/vanities/vanity.php?id=14
Toilet – Kohler Wellworth Elongated Toilet $ 189 http://www.us.kohler.com/onlinecatalog/detail.jsp?
item=12465002&section=2&category=13&subcategory=117
Mirror- Custom ¼ in mirrors with polished edges
Sinks – Mirabelle Boca Raton Under mount Lavatory $117 http://www.mirabelleproducts.com/products.asp?
prod_id=4
Lighting- 2 Light Vanity Light (x2) $65 each http://www.homedepot.com/webapp/wcs/stores/servlet/
ProductDisplay?storeId=10051&productId=202024841&langId=-1&catalogId=10053&
Faucet- Moen One Handle Faucet $186 http://www.moen.com/search?search_scope=0&search_terms=CA6700
Install tile in floor, and shower - Arizona Tile 18x18 Camargo http://www.arizonatile.com/CAMARGO-P720.aspx
1/16 grout Quartz #101
Install tile on wet wall- Arizona Tile Skylights-Blue Melange http://www.arizonatile.com/SKYLIGHTS-GLASS-
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Bathroom (Master 2nd Floor)

Final Layout – (Layout Attached)
Install new white toilet –Kohler Wellworth Elongated Toilet $ 189 http://www.us.kohler.com/onlinecatalog/
detail.jsp?item=12465002&section=2&category=13&subcategory=117
Install New Vanity- Jensen Vanity Cabinets Door Style: Orinda, Wood: Beech, Finish: Dark Beech, Sheen: Satin,
Hardware: Chrome http://www.jensonvanities.com/vanities/vanity.php?id=14
Install Mirror- Custom ¼ in mirror with polished edges
New lighting – 2 Light Vanity Light (x2) $65 http://www.homedepot.com/webapp/wcs/stores/servlet/
ProductDisplay?storeId=10051&productId=202024841&langId=-1&catalogId=10053&
Install new sink- Ronbow Ceramic Rectangle Vessel(x2) $231 http://www.ronbow.com/product.php?s=CB5036
Faucet- Mirabelle Water Saving Single Handle Vessel Faucet $174 http://www.mirabelleproducts.com/
products.asp?prod_id=218
Install a Tub with Jets – Mirabelle Edonton Collection Jetted Tub $1481 http://www.mirabelleproducts.com/
products.asp?prod_id=41
Install Tub Faucet- Mirabelle Two Handled Roman Tub Faucet $238 http://www.mirabelleproducts.com/
products.asp?prod_id=153
Shower Head- Mirabelle Winter Haven Collection $250 http://www.mirabelleproducts.com/products.asp?
prod_id=67
Shower Controls- Mirabelle Winterhaven Collection $141 http://www.mirabelleproducts.com/products.asp?
prod_id=68 and http://www.mirabelleproducts.com/products.asp?prod_id=72
Body Sprays- Grohe Relexa Ultra Massage Body Spray $80 http://www.groheamerica.com/m/25_8196/page/
modules/pn/article.php?part=view&action=websearch&product=27070G157
Handshower- hansgrohe Axor Starck Handshower $35 http://www.hansgrohe-usa.com/
us_en/120799_31353833335F32375F3436383234.htm
Steamshower- ThermaSol Steamshower Pro Series $1764 http://www.thermasol.com/index.cfm?
fuseaction=category.display&category_ID=215&mItem=2 and http://www.thermasol.com/index.cfm?
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New Laundry Room

Move walls adjacent to existing bath and adjust room per layout
Install new lighting
Washer- Frigidaire Affinity 4.2 Cu. Ft Front Load Washer Featuring Ready Steam $729 http://www.frigidaire.com/
products/home-appliances/washers/fafs4272lw
Dryer- Frigidaire Affinity 7.0 Cu. Ft. Gas Dryer $752 http://www.frigidaire.com/products/home-appliances/dryers/
faqg7072lw
Install tile in floor- Arizona Tile 18x18 Camargo http://www.arizonatile.com/CAMARGO-P720.aspx 1/16 grout
Quartz #101

1st Floor Bedrooms

Paint all rooms as per house color scheme
New hardwood as per rest of the house- Simple Floors Handscraped Heritage Woodcraft $2.69sq/ft for material
Lapacho http://www.simplefloors.com/products/Exotic-Flooring/Vintage-Couture-/Lapacho/flooring547.aspx
Reuse and paint doors
Reuse and paint closet doors
Make sure all doors work properly and lock
Install new modern polished nickel hardware with locks
Install overhead light fixtures with a fan – Hunter 52in Windspan Brushed Nickel Ceiling Fan $169 http://
www.homedepot.com/webapp/wcs/stores/servlet/ProductDisplay?storeId=10051&productId=100670793&langId=-
1&catalogId=10053&MERCH=REC-_-product-2-_-202060242-_-100670793-_-N&locStoreNum=674&marketID=12
 Sco p e o f Wo rk : Si ng l e F a m il y H o m e, P a ci f ic Be a c h, C A

2nd Floor Bedrooms

Paint all rooms as per house color scheme
New wood floors - Simple Floors Handscraped Heritage Woodcraft $2.69sq/ft for material Lapacho http://
www.simplefloors.com/products/Exotic-Flooring/Vintage-Couture-/Lapacho/flooring547.aspx -
Reuse and paint doors
Make sure all doors work properly and lock
Paint walk in closet as per house color scheme
Install new modern polished nickel hardware with locks
Install recess lighting (lighting plan attached)
Install overhead light fixture with fan – Hunter 52in Windspan Brushed Nickel Ceiling Fan $169 http://
www.homedepot.com/webapp/wcs/stores/servlet/ProductDisplay?storeId=10051&productId=100670793&langId=-
1&catalogId=10053&MERCH=REC-_-product-2-_-202060242-_-100670793-_-N&locStoreNum=674&marketID=12

Plumbing
Check all existing plumbing and repair and replace as needed per code
Check hose bibs in front and back yards – make sure they work properly
Remove existing water heater and install new tank less water heater- Rinnai R94LSE Outdoor Tankless Water Heater

Electrical
Install new 200 amp service to code
Replace all outlets and switches
Install recessed lighting in living room, kitchen, family room & master bedroom (Lighting Plan Attached)
Wire 2nd floor, master bathroom for steam shower
Rewire entire house to code as per house lighting plan

HVAC
Install 2 new forced heat systems- Installed with flexible ducting, low voltage wiring, 2 digital programmable thermostat,
stamped steel ceiling registers and 2 filter boxes.
Goodman 45,000 BTU 80% Furnace Model GMH80453AX,
Goodman 90,000 BTU 80% Furnace Model GMH80904BX,

Garage
Inspect and repair roof where needed
Paint as per house color scheme
Remove debris, leave some shelving

Completion of Final Punch List

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Cost Breakdown

General Contracting - $59,300.00

All Framing – material and labor
All Sheetrock, Insulation and Interior and Exterior Painting
All Tile Work – material and labor
All new hardwood flooring, both floors
All finish work – coordinate all inspections

Kitchen & Bath Cabinets and Countertops—$15,000.00

All New kitchen cabinetry
All new bath cabinetry—4 baths
New Quartz counters in kitchen and new granite counters in all baths

HVAC—$6200.00
1st Floor—New 90,000 BTU forced air furnace, 80%
2nd Floor—New 45,000 BTU forced air furnace, 80%
All new duct work throughout entire house

Electrical - $9000.00
New 200amp service
New rough wiring throughout, including smoke and CO detectors to code
All finish electrical including all recessed lighting
All new lighting fixtures

Plumbing - $16,000.00
All rough plumbing—1 kitchen, 4 baths, 1 laundry room and new drains and supply lines
New gas lines, including a new tankless hot water heater
All finish plumbing in all room
Whole House water softener

Appliances- $9000.00
Refrigerator, 36‖ Stove, Hood, Dishwasher, Beverage Cooler, Washer and Dryer

Landscaping - $3000.00

Roof Repair—$2000.00

Demo, Clean Up and Dumpsters—$4500.00

Pool—TBD

Misc., Design and Permits - $6000.00

TOTAL - $130,000.00
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Existing 1st FloorLayout

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Existing 2nd Floor Layout

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Proposed First Floor Layout

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Proposed 2nd Floor Layout

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Proposed Kitchen Layout

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Master Bath Layout

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Master Bath Sink Elevation

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Master Bath Tub Elevation

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Proposed 1st Floor Bath and Laundry

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Lighting Plan