Scope of Work — 213 South Birdneck Rd

Project Overview

Client: Emre

Address: 213 South Birdneck Rd, Virginia Beach, VA

Scope: Duplex renovation — 2 units, each to 2-bedroom layouts per the marked-up plans

Boundary: the duplex only — the 3rd structure on the lot is excluded

Schedule: ~13 weeks, subject to lead times, inspections and weather

Status: scope sheet — prices to be added

Itemized Scope by Legend — 19 codes

10100General Conditions

10100 = job management and supervision, client communication and portal access, administrative processing and project oversight.

Oversight of the duplex renovation through the ~13-week schedule — site protection for floors, openings and exterior, dumpster coordination with daily debris control, sequencing of the trades across both units, and client updates through the project. Both units run as one project.

Permits and city filing unless Jorge decides otherwise (no permit line on this estimate). Hands-on trade labor, materials and debris haul-off — each rides its own code.

Quantities: GC is a time-based allowance, not a measured SF/LF line. Duration ≈ 13 weeks; site-visit and update counts: [UNMEASURED — needs schedule (Jorge)]. · Protection footprint references the duplex floor area and unit count (2 units · ~1,340 sq ft floors).

10101Demolition & Trashout

10101 = Trashout & Demolition — tear-out labor, dumpster drop/pull, tonnage/disposal fees and hauling logistics.

Removal of soft / water-damaged flooring and old tile in both units · full tear-out of both bathrooms (tub, tile, fixtures) · selective demolition of the marked interior partition walls and closets per the plan markups · WHOLE-CEILING drywall removal in both units · wall drywall removal and cut-outs for the plumbing and electrical work · removal of damaged drywall and ceiling sections · haul-off of all debris (carry-out, dumpster loading, disposal tonnage).

Structural demolition beyond the marked scope (10103/10105) · window/door removal beyond the replacement openings (10110) · flooring removal beyond the LVP areas (10117) · appliance disconnect (10119/10121).

Quantities: ~1,340 sq ft floors across both units · whole ceilings (~1,340 sq ft) · 2 bathrooms · marked wall/closet sections · wall openings for P/E rough-in. · [UNMEASURED — needs site measure (Jorge)]: exact wall demo LF, dumpster count and tonnage.

10103Structural

10103 = Structural & Foundation — foundation repair, floor framing, joists, beams and subfloor replacement; termite-damaged wood.

Foundation repair on both units — top-down package: subfloor replacement, floor joist and beam replacement / sistering completion, termite-damaged wood replacement (subfloor, joists, beams), and the as-built verification of the framing at the bearing points.

Water-pooling service — DELETED from this scope per Jorge. New foundation systems beyond repair. Any unforeseen structural scope beyond the package = written Change Order before execution.

Quantities: Both units · full foundation. Subfloor / joist / beam quantities: [UNMEASURED — confirmed after the inspection and the structural package is finalized]. · Termite-damaged wood extent to be verified once opened.

10104Roofing

10104 = Roofing — tear-off, sheathing, underlayment, shingles, drip edge and flashing.

Tear-off of the existing roof covering over both units · SHEATHING NOW INCLUDED (charged per sheet — rate set by Jorge) · new architectural shingles · underlayment, drip edge and flashing at the new covering.

Gutters and downspouts · fascia and soffit (10111) · roof work on the 3rd structure (excluded).

Quantities: ~1,960 sq ft ≈ 19.6 squares — derived from the 47' × 31' footprint, 4/12 pitch and 1.5-ft eave; VERIFY ON SITE. · Sheathing sheet count: [UNMEASURED — determined during tear-off; charged per sheet].

10105Framing

10105 = Framing — partition framing, wall removals, openings, closets and structural blocking.

Partition wall removals and new partition framing per the plan markups — framing for the 2-bedroom layouts in both units · framing for the new bedroom closets · bath reconfigurations · door rough-ins for the bedroom closure / privacy doors · framing over the 4 CANCELLED window openings as marked · ceiling-opening repair · block-wall patching as found. Layout details finalized on site during framing.

Structural framing / beams / joists (10103) · drywall (10107/10108) · window and door installation (10110).

Quantities: ~250 linear ft of partition work + closet and opening framing · 2 units · 4 cancelled window openings framed in. · [UNMEASURED — needs site measure (Jorge)]: closet dimensions and final partition layout.

10106Insulation

10106 = Insulation — exterior wall insulation and air sealing.

Batt insulation in the exterior 2×4 walls of both units — R-15 · insulation and sealing at the framed-in cancelled window openings.

Attic or crawlspace insulation beyond the designated 2×4 exterior walls.

Quantities: ~1,400 sq ft of exterior 2×4 walls · 4 cancelled openings sealed. · [UNMEASURED — confirmed after framing].

10107Drywall Rough Install

10107 = Drywall Rough Install — hanging new board.

New drywall board — damaged areas · reconfigured wall layouts · framed closets · over patched block walls and the cancelled window openings · FULL CEILINGS in both units (replacement of the removed ceiling board).

The catalog ceiling and wall DEMOLITION (10101) — no overlap; finish work is 10108.

Quantities: ~1,100 sq ft of wall board + FULL CEILING board (~1,340 sq ft) across both units. · Final areas confirmed after framing and the P/E rough-ins.

10108Drywall Finish

10108 = Drywall Finish — tape, mud, sand, texture, patches and feathering.

Tape, mud, sand and texture over all new board (walls, closets, ceilings) plus the patches and feathering at the P/E wall openings and demo damage throughout both units.

Repainting (10113).

Quantities: ~1,700 sq ft patch basis plus the FULL CEILING board — total finish area [final SF confirmed after boarding].

10109Doors & Trim

10109 = Doors & Trim — interior doors, casing, baseboard and quarter round.

New interior doors (~12) including the bedroom-closure privacy doors and the NEW CLOSET DOORS per the plan markups · baseboard throughout both units (~570 LF) · QUARTER ROUND throughout · supply and install.

Exterior doors and windows (10110).

Quantities: ~12 interior doors · ~570 linear ft baseboard + quarter round · 2 units. Door count confirmed from the walkthrough — final count verified on site.

10110Exterior Doors & Windows

10110 = Ext. Doors & Windows — exterior doors and replacement windows, flashed, sealed and trimmed.

Four (4) exterior doors — new / replacement · EIGHT (8) black-frame replacement windows throughout both units · all retained openings flashed, sealed and trimmed to the block / concrete walls · the FOUR (4) CANCELLED window openings marked on the plans are framed in, sealed and clad — no window installed there.

Interior trim and casing (10109) · exterior infill cladding over the cancelled openings (10111) · framing (10105).

Quantities: 4 exterior doors · 8 replacement windows · 4 cancelled openings (framed/sealed only, per plans).

10111Siding, Fascia & Soffit

10111 = Siding, Fascia & Soffit — exterior cladding, fascia boards, soffit panels and trim wraps.

Removal of the existing brick and siding sections on the duplex exterior · loose front brick section re-attached, or replaced with matching ivory stone · fascia board replacement at the roof edges (~100 LF) · soffit replacement — 24-in overhang from the wall around the full perimeter (~312 sq ft) · EXTERIOR INFILL CLADDING over the 4 cancelled window locations · match the property's ivory-stone look.

Full exterior cladding or roof repairs on non-duplex structures · exterior painting beyond the matched sections (10114 not in this scope).

Quantities: Siding / brick extent to be measured on site · fascia ~100 LF (assumed from the eave runs — confirm) · soffit ~312 sq ft (24-in overhang, full perimeter) · 4 infill locations at the cancelled windows.

10113Interior Painting

10113 = Interior Painting — walls, ceilings, trim and doors.

Walls and ceilings in both units — including all new ceiling board — plus trim and doors (~5,300 sq ft).

Exterior painting (stone / ivory finish handled under 10111).

Quantities: ~5,300 sq ft walls + ceilings + trim/doors. Areas confirmed after boarding and finish.

10115Cabinets & Countertops

10115 = Cabinet + Countertop — cabinet boxes, fronts, hardware and countertop fabrication/install.

Kitchen cabinets per unit — base: LZB36 (36" corner lazy-susan base) · SB36 (36" sink base) · TB18 (18" trash base) · B24 (24" base); wall: CW2430 (24"×30" corner wall) · W3615 (36"×15") · W1230 (12"×30") · W1830 (18"×30") · W3015 (30"×15") · W2430 (24"×30") — plus QUARTZ countertops over the base run, supply and install. Same set in EACH of the two kitchens (20 boxes total).

Sink, faucet and disposal (ride 10120 plumbing) · countertop cut-outs stay with this line · appliance supply (10119).

Quantities: Base run 114 in ≈ 9.5 LF per kitchen → ~19 LF of quartz for both; corner return and overhang to be confirmed at field measure. · 10 cabinets per kitchen (4 base + 6 wall) × 2 kitchens.

10116Tiling

10116 = Tiling — bathroom floor and shower tile.

Two bathrooms — TILE FLOOR, the shower, and SHOWER WALLS TILED UP TO THE CEILING, builder grade, per the updated plan layouts.

Kitchen backsplash (not in this scope) · tub / shower fixtures and supply (10120).

Quantities: 2 bathrooms · shower walls to ceiling · floor SF and shower wall SF [UNMEASURED — confirm at field measure].

10117Flooring

10117 = Flooring — LVP supply and install with standard subfloor prep.

LVP throughout the replaced areas of both units (~1,340 sq ft), including STANDARD subfloor prep (screws, seams, light leveler).

Major floor leveling or subfloor replacement beyond the structural package (10103) — change order quoted before the work. Tile areas (10116) are separate.

Quantities: ~1,340 sq ft across both units (assumed from the floor-plan room table) — confirm after demo. · Standard prep rides along; the structural subfloor replacement is 10103.

10119Appliances

10119 = Appliances — kitchen appliance sets, supply and install.

Two full kitchen appliance sets — refrigerator, range, hood / microwave, dishwasher — supply and install.

Dryer (laundry) — rides 10120 hookups / 10121 connection · washer/dryer supply not in this scope.

Quantities: 2 kitchens × 4 appliances.

10120Plumbing

10120 = Plumbing Rough and Final — rough-in and finish for baths, kitchens, water heaters and laundry.

Complete plumbing overhaul for the two bathroom remodels (rough and final) · two kitchen rough-ins · connection of the two water heaters · LAUNDRY HOOKUPS (W/D) in the designated foyer / nook areas per the layout markups · SINK, FAUCET AND DISPOSAL included on this line.

Main sewer / water service relocation · exterior drainage or water-pooling work (deleted from this scope).

Quantities: 2 bathrooms · 2 kitchens · 2 water heaters · 1 laundry hookup location per unit as marked. · Fixture counts confirmed after the bath reconfigurations are framed.

10121Electrical

10121 = Electrical Rough and Final — rough-in, devices, fixtures and connections.

Fixtures, outlets, switches and lighting in both units · HVAC outlets · DEDICATED APPLIANCE CIRCUITS · DRYER and RANGE CONNECTIONS · HVAC CONNECTIONS · exterior accent lighting (existing 200A panel — no service upgrade).

Electrical meters / main service or utility upgrades serving other structures on the lot.

Quantities: Both units · 2 kitchen circuits set · dryer and range connections · HVAC connections per unit. · Fixture and device counts confirmed from the layout markups.

10122HVAC

10122 = HVAC Rough and final — equipment supply and install.

REGULAR UNITS PACKAGE — two (2) 2½-ton regular split systems, one per unit, equipment supplied and installed as a package (not mini-splits); thermostats; condensate discharge routed clear of the structure. Line-voltage connections ride 10121.

Mini-splits · ductwork beyond the unit replacements · electrical connections (10121).

Quantities: 2 units · 2½-ton regular split systems · one per unit.

Notes, Warranty & Terms

Change orders: unforeseen concealed damage (hidden rot, hazardous material) is documented and presented for written approval before the work proceeds.

Code compliance: framing, electrical, plumbing, HVAC and structural work per VUSBC and City of Virginia Beach code.

Warranty: 1-year workmanship warranty (structural framing, tile, floor leveling/subfloor, general trades) from substantial completion; manufacturer warranties for shingles, HVAC, appliances, doors and windows pass to the owner.

Schedule: ~13 weeks from mobilization.

Not included: permits (decision pending), and the exclusions listed at right.

Included Scope — by legend