THE TRAMORE #1

1,773 SQ. FT.

3 BED, 2 BATH

2 CAR GARAGE

OPTIONS OF - 2 CAR GARAGE, 3 CAR GARAGE, AND RV GARAGE

$419,000.00

READY TO BUILD YOUR HOME?

Standard Features

PROJECT SPECS

Site Preparation

As required for footprint of home, per builder discretion
Final grade to include slope away from home for proper drainage and code requirements

Water, Sewer, Utilities (Grace Meadows)

City of Rathdrum Sewer
City of Rathdrum Water
Avista Electric & Gas

Excavation

Dig, Backfill, compaction for dropped floor crawl space
Prep and compaction of exterior porch, patio, and walkway
Garage slab prep to be 2-5 for top of finished slab
Final grade after exterior concrete
Front yard to receive topsoil for finish for sod

Framing

Exterior walls 2x6 studs @16” OC, garage walls per plan
Interior walls 2x4 studs at 16” OC
9’ ceilings, Upper floor to be 8’ walls if applicable
Roof manufactured engineered roof trusses, porch and patio covers per plan
12” closed flat soffits at gables with 16” eaves, vented at eave side
Porch/patio soffits to be engineered wood panels w/ 1x4 smartrim at seams
Fascia to be 5/4x8 smartrim with 2x6 subfascia
Front porch post to be 6x6 LP box column (sized per plan)
10x10 covered porch

Siding

8” LP Siding main body, painted
Gable and accents (per plan) of front elevation to be LP shake or board and batten painted (if applicable)
10” belly band at floor and / or gable transitions (if applicable)
Smart trim corners, doors and window wraps with header
Rough cut corbel/belly band accents on front elevation if applicable

Windows

Pella Fiberglass windows
Color Black
No grids
Patio slider per plan
Screens providedBathroom windows to be fogged obscure

Insulation

Exterior walls R-21 batt
Attic ceilings R-38 blow in
Crawl Space floor R-30 (only where required)
Garage walls R-19
Garage ceilings R-19 blown in

Drywall

½” sheetrock in house, 5/8” sheetrock where required for firecode
Skiptrowel wall texture throughout
All square corners
All windows drywall wrapped
Patio sliders and closets to be full wood wrap
Garage full drywall with tape

Roofing

IKO Cambridge limited lifetime architectural comp shingle
Synthetic underlayment
Ice and water shield at eaves and valleys
D-style drip edge at gables and eaves
Vented ridge
Color: Dual Black

Rain Gutters

Full K-Style aluminum downspouts
Color to match trim

Paint

Interior -satin sheen latex
Exterior- satin with two body colors and one separate trim color
Porch/patio/roof soffits, fascia, corners, bellies, and trim to be the same trim color
Belly Bands if applicable to be painted trim color
Exterior doors & garage doors to be painted separate color

Masonry

Garage to have cultured stone wainscoat up to 42” with returns 12” back

Garage door

Wayne Dalton Contemporary Panel – Painted
Garage door opener with Wifi Genie
No Windows

Landscaping

Front yard sprinklers and sod
Concrete edging with rock beds
10 shrubs/plants with one street tree

Exterior Doors

Main Entry 3/0 6/8 Fiberglass painted
Sidelights per plan, part of window package
Fire door to be fiberglass painted
Patio sliders provided per plan

Appliances

Range- 30” freestanding -stainless steel
Microwave drawer- stainless steel - Stainless Hood above range
Dishwasher – stainless steel

Interior Doors and Trim

Interior doors - Craftsman 3-panel solid core, paint grade, standard height
Case – 3” flat profile w/ eased edge, MDF Painted, same size header as case
Base – 5 1/4” Flat profile with eased edge, MDF Painted
Bypass closet doors full wood wrap
All windows drywall wrapped
All Exterior man doors to have deadbolts
Fire door to be fiberglass painted
HVAC closet doors in garage to match interior doors, fully trimmed if applicable

Hardware

Pamex style lever handle sets w/ square escutcheon
Atlas Avalon house numbers
Schlage Century entry handle set with keyed deadbolt main entry
Master Bath – One TP holder, one Towel Ring, 2 Towel Hooks
Guest baths – One TP Holder, one bath towel bar, one hand towel bar
Powder baths – One TP holder, one towel ring
Bath hardware to be matte black
Bypass door pulls Pamex 3 1/8 pull
Cabinet Hardware Matte Black Square
Doorbell Deltana 2 ¼” round
All exterior man doors to have deadbolts • Black metal railing (if applicable)

Mirrors and Shower Doors

Each bath vanity mirror to be width of countertop, mounted 4” above countertop, mirror 42” tall
Slim Line Matte Black Frame Detail
Clear Frameless shower door in master shower – Matte Black

Cabinets

Maple cabinets, shaker style, stained or painted and lacquered
42” uppers, flat across w/ 3 ½” flat crown
All drawers slab front
Blind corner for lower corner cabinets (if applicable)
Bathrooms to be matching full height
Refrigerator cabinet alcove with 37” opening
½ bath gets base cabinet (if applicable)
Trash Pullout beside sink
Laundry room sink to have base cabinet
Laundry to have 36” uppers above washer/dryer
Soft close doors and drawers
Cabinet hardware matte black

Countertops

Quartz or Granite Countertops throughout with undermount sinks
4” matching quartz or granite backsplash in bathrooms & laundry
Kitchen sink to be single bowl stainless steel
Lavatory sinks to be white, square undermount & provided by plumbing supplier
Laundry room sink to be stainless steel

Shelving

Open wire shelving in nickel finish in master bedroom with adjustable hanging system
Closets & pantry to have standard open wire shelving in nickel finish

Kitchen

Single Stainless steel undermount sink
Moen Sleek pull down in matte black 2” hole
Garbage disposal, switched from airswitch, Matte black
Water line with shut off for refrigerator

1/2 Bathroom (if Applicable)

Base cabinet
Sink to be square white porcelain, undermount
Vanity fixture to be Moen Genta matte black, single handle
Toilet to be elongated, comfort height

Masterbath

3x5 mudset master shower with 16x16 niche
Moen Genta matte black fixed shower head
Sink to be square white porcelain, undermount o Vanity fixture to be Moen Genta matte black, single handle
Toilet to be elongated, comfort height
60” Freestanding Tub with Moen Genta Matte Black Tub Filler

Guest Bathroom(s)

Fiberglass Tub Insert in white
Moen Genta matte black fixed shower head
Sink to be square white porcelain, undermount
Vanity fixture to be Moen Genta matte black, single handle
Toilet to be elongated, comfort height

Laundry

Base cabinet o Sink to be stainless steel, undermount
Vanity fixture to be Moen Genta matte black, single handle
36” uppers above W/D

Exterior

Two exterior hose bibs, location determined by builder
Water lines to be polyethylene tubing, except service line
All waste & vents to be ABS-DWV plastic pipe
Tankless gas water heater provided by HVAC, connected by plumber
Location of all fixtures TBD by builder unless specifically noted -Builder may at builder’s sole discretion substitute equal or similar fixtures

Electrical – Wired to code requirements

Panel location to be per Avista requirements
Service to be 240-volt, 200 amp
4 can lights in kitchen (location TBD by electrician)
4 can lights in great room (location TBD by electrician)
4 can lights in rear covered patio (location TBD by electrician)
2 can lights on front covered porch (location TBD by electrician)
1 can light over master shower
1 can light above guest shower
2-4 can lights in loft/bonus room (if applicable)
2 pendant lights over kitchen island
Prewire for TV/Cat5 to central lowvolt location
All positioning of fixtures TBD by electrician unless specifically noted
Full AC
Standard doorbell
Light Fixture Allowance at Homestyles to be $2,500

HVAC

95% efficient gas forced air furnace
AC: Lineset and coil
Gas to Range
Gas to Tankless Water Heater
Gas to furnace
Gas to fireplace
Standard vent fans (location TBD by HVAC)
Tankless gas water heater provided by HVAC, installed by plumber

Fireplace

36” square gas fireplace with logset, black reflective liner
Surround to be tile or stone up to mantle
5.5”x8” reclaimed mante

Warranty

2-10 Home Buyers Warranty

Availability of certain items in this list may be restricted due to specific floor plans, building codes, and construction requirements. Conditions beyond LH Homes control may affect pricing and availability of the products on this list. Certain upgrades may require payment in full prior to start of construction. Prices subject to change without notice. Please speak with an LH Homes representative for further questions