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There are typical construction specifications that Blue Lake Builders incorporates into our custom homes.  These typical features allow home owners to understand the quality and durability exercised along each step of the building process.  Select an area below of a typical house to see the construction specifications Blue Lake uses.


24" X 8" poured concrete footer with 10" block 12 course OR
-18" x 8" poured concrete footer with 8" poured concrete wall 8’ high
Up to 6" crushed stone in basement and garage floors
Stucco basement above grade with 10" block std. No stucco with poured walls.
2 cellar sash windows (if plan applicable)
4" pipe radon loop vented through roof
4" PVC perforated pipe footer drain around perimeter
Poly-vapor barrier under basement concrete
4" concrete floor
Sump pit std.
Parging below grade std with block walls
Clear penetrating concrete sealer (interior and exterior of basement)
Steel I beam on steel columns
Box staircase to basement
Outside Bilco basement door with 3’ steel insulated door
Code requirements/soil conditions may dictate changes to specifications
Basement insulation and finish - dependant on site
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Up to 4 courses 8" concrete block
4" steel reinforced concrete floor
Insulated raised panel steel garage doors –prefinished white, tan, bronze, green, or brown (Paint matching color optional)
Garage door operators with remote control
45° corners on garage door frame or other optional styles and shapes
Fire code drywall finished
Insulated sidewalls and ceiling
(1)coat paint on walls, ceiling, & trim
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Treated sill plate bolted in place
Foundation sill sealer
2 x 10 S.P.F. floor joist –16" on center - or dependant on plan
Wood bridging
¾ T & G fir plywood sub floor –glued and nailed
2 x 6 S.P.F. exterior wall studs 24" on center (16" optional)
2 x 6 center bearing wall –16" on center
Double top plate
7/16 O.S.B. exterior wood sheathing for superior nail base and wind resistance (not just the corners)
Exterior house wrap on heated walls
2 x 4 S.P.F. interior wall studs –16" on center
½" Doug fir plywood roof sheathing –with clips
#15 felt paper with aluminum drip edge full ridgevent
Fully flashed
30-year shingle –Elk –choice of color
Lifetime warranty, maintenance-free vinyl siding –choice of color
Aluminum and/or vinyl soffit, fascia, and seamless gutter –choice of color
Glen-gery brick as per plan (optional)
Stone facing as per plan (optional)
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Insulated steel doors
Schlage brass entry locks
Simonton white vinyl, maintenance–free, Double-hung, Hi-performance glass, Tilt-in windows
Full screens on windows whole house
Grilles – whole house
Raised panel shutters on front and sides
One steel hinged patio door with screen or vinyl slider with screen per plan
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Hi-efficiency heat pump heating and cooling system (Minimum)
Computer-designed for maximum efficiency and comfort
Insulated duct board with supply –side dampers
Media air cleaner
Mechanical ventilation systems available as an option
Any commercially available heat can be substituted as an option
Electronic air cleaner available as an option
Humidifier available as an option
Many other options available
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Corrosion-free water lines
¾" main lines; ½" branch lines
Shutoffs at all fixtures
Laundry valve
PVC schedule 40 waste and vent lines
52-gallon electric hot water heater (larger sizes available)
Water conditioners available as an option
Moen chrome faucets throughout
5-year warranty on water pump on parts if applicable
1 front and rear frost-free hose bibs std.
Pipe insulation available as an option
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200-amp service, fully inspected
Circuit breaker panel
-Switches and outlets to meet National Electric Code
1 front and rear outside outlets (GFI)
Electric door chime
Smoke detectors (one each bedroom and floor interconnected with battery backup)
Ceiling lights or split wired receptacles in all bedrooms
Fan/Light combos in baths (heat fan or light optional)
Generous lighting allowance (you select)
Outlets for garage door operators
Prewire for CaTV and phone jack (3 each std.)
Lights over kitchen sink and all vanities
Closet lights optional, except walk-in closets std.
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Full air-stop package – includes foundation sill sealer, fully caulked framing junctures, all windows and door frames foamed in place, all electrical wire and plumbing pipe penetrations foam sealed
Walls between heated and unheated areas R19 fiberglass batt (R22 total wall value)
Ceiling between heated and unheated areas R38 blown attic insulation –(where accessible)
Attic area fully ventilated
R-19 minimum basement ceiling insulation –unheated areas only
Heated living space over garages –R21 minimum batts in garage ceiling
Unheated garages – fully insulated sidewalls and ceiling
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Walls and ceilings ½" drywall screwed and glued
3-step finish ready for painting
Fire code drywall in garage area adjacent to living space
Painting –walls and ceilings- uniform airless spray and walls back rolled single application
Interior trim –2 coats (base and semi-gloss) or optional stained, sealed, and varnished
1 color on trim and 1 color on walls and ceilings std.
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Interior trim –colonial casing and 3 ¼" baseboard paint grade (stainable wood optional)
Stainable stairs, rail & spindles 1st floor
Raised panel "Colonist" painted interior doors (wood stainable optional)
3 butt hinges on each door (except sliding and bifold)
Schlage brass passage and privacy locks
All closet doors bifold or sliding per your preference
All windows have casing and deep window sills
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Better quality wall-to-wall carpet and pad
Vinyl in kitchen, bath, and foyer over ¼" luan plywood underlayment
Tile, hardwood and many other items (optional)
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Choice of woods, style, and color
Custom formica tops with full color selections - solid surface tops (optional)
Full appliance selection included as part of the kitchen allowance
Double bowl stainless steel sink
Faucets included in plumbing allowance
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One-piece fiberglass tub/shower
Chrome glass door on shower stall units (Tub/showers optional)
Vitreous china Vitra toilet
Vanity base cabinet with cultured marble top
Towel bar and paper holder (installed only, not supplied)
Full mirror 40" high over vanities std. (mirrored cabinets optional)
Cabinets, tops, and mirrors are part of the kitchen allowance
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Brick face and hearth with std. box mantle
Fireplace –raised hearth with firebrick firebox and flue in basement
Extended hearth with brick wood box (optional)
Woodstove pad – radius corners on wall and stove pad (optional)
Gas fireplace option also available
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Excavation, backfill, rough grade, utility trench
Cut and stone driveway, septic system installation
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Machine graded and seeded
Driveway paved with finish-grade blacktop
Note: Seeding and paving is determined on lot size and setback of house
Many other options are available with us because of our customizing abilities.
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One year written warranty for defective material or labor by builder
Manufacturer’s warranties on certain items for extended period
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Perhaps the most important specification. The quality level achieved only by employing fulltime skilled tradesmen and support staff, which take old-fashioned pride in their work. Visit our jobsites and see for yourself.
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Blue Lake Builders
2000 West Route 897
Denver, PA  17517
Phone: (717) 336-2950  Fax: (717) 336-3682

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