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New Jersey Reconstruction, Rehabilitation, Elevation, and Mitigation (RREM) Program

MINIMUM HOUSING REHABILITATION STANDARDS

December 2014

Minimum Housing Rehabilitation Standards

Reconstruction, Rehabilitation, Elevation, and Mitigation (RREM) Program

of 52 Date First Effective: December 2014

TABLE OF CONTENTS

INTRODUCTION …………………………………………………………………………………………………………. Page 3

Preface Intent and Criteria

PART 1 - CODE COMPLIANCE AND APPLICABLE GOVERNMENT STANDARDS …………….. Page 5

Uniform Building Rehab Code of New Jersey………………………………………………….. Page 5

Repair work……………………………………………………………………………………………… Page 5

Renovation work……………………………………………………………………………………… Page 6

Additions …………………………………………………………………………………………………. Page 7

Additional code compliance requirements………………………………………………… Page 7

HUD Housing Quality Standards ……………………………………………………………………… Page 8

HUD Green Building Retrofit Checklist ……………………………………………………………. Page 10

PART 2 – APPLICATION OF STANDARDS

Site …………………………………………………………………………………………………………… Page 11

Building Exterior ………………………………………………………………………………………. Page 13

Building Interior ………………………………………………………………………………………. Page 15

Indoor Air Quality ……………………………………………………………………………………. Page 16

Basic Equipment and Facilities …………………………………………………………………. Page 18

Heating Ventilation and Plumbing …………………………………………………………… Page 20

Electrical ………………………………………………………………………………………………….. Page 22

Environmental ………………………………………………………………………………………… Page 23

Elevating Dwellings ……………………………………………………………………………….. Page 23

Barrier Free and Historic dwellings …………………………………………………………… Page 24

PART 3 – SPECIFICATION FOR NEW WORK …………………………………………………………………… Page 25 PART 4 – APPENDIX “A” Housing Quality Standard (HQS) Inspection Checklist PART 5 – APPENDIX “B” HUD CPD Green Building Retrofit Checklist




Preface:

This document is intended to provide the minimum acceptable standards for existing single household

dwelling units repaired or rehabilitated in whole or in part through the New Jersey Reconstruction,

Rehabilitation, Elevation and Mitigation (RREM) Program. These standards apply to all communities

within the counties of Atlantic, Bergen, Cape May, Essex, Hudson, Middlesex, Monmouth, Ocean and

Union. These standards are not intended to reduce or exclude the requirements of any local, township,

county or state building or housing codes, standards, or ordinances that may apply.

This Standard is currently formatted to address single family owner occupied homes. The LRRP standard

is a stand-alone document and is not incorporated into the RREM Minimum Housing Rehabilitation

Standards. This standard does not address applicant funded upgrades.

Intent and Criteria:

The intent of this standard is to:

Maintain consistency among RREM contractors.

Define the extent of work that the program will undertake in a home that is being rehabilitated.

Identify the governing code(s) and applicable government standards.

Identify the quality standard for new work performed within a rehabilitated home.

The criteria for evaluation of existing homes of approved applicants shall be as follows:

1. Storm Damage.

a. All storm damaged building components shall be repaired or replaced.

b. All storm damaged building equipment and appliances shall be replaced.

i. The Assessors will assume that any damage to existing equipment and

appliances that are located within flood damaged portions of the home, were

damaged by the storm and therefore will be replaced.

ii. The Assessors will not make a judgment as to the reparability of equipment and

appliances. Damaged equipment and appliances will be noted for replacement.’

2. HUD Housing Quality Standards (HQS).

a. Any building component found deficient or non-compliant with the minimum HQS

Standards will be repaired or replaced, where applicable to an owner occupied

residence.

3. Uniform Building Rehab Code – New Jersey 2011 (UBRC-NJ).

a. The UBRC-NJ is the governing code by which the home repairs shall be judged.

4. HUD CPD Green Building Retrofit Checklist for all appropriate items listed in Appendix B, with the

following exceptions:

a. Work completed prior to the date of Initial Site Inspection is exempt from the Green

Building Retrofit Checklist.




b. If construction has been completed, started or the applicant is under contract prior to

the date of execution of the RREM Grant Agreement, RREM Contractors shall draft the

‘Estimated Cost of Repair’ scope of work to the specifications of the Green Building

Retrofit Checklist. Applicants are expected to complete remaining repairs to these

specifications to the extent feasible, but the Green Building Retrofit Checklist is not

required for them.

c. Work performed that is considered substantial rehabilitation (gut rehab) is required to

comply with ENERGY STAR standards. A substantial rehab is defined as a project that

includes the replacement and / or improvement of all the major systems of the building,

including its envelope. The building envelope is defined as the air barrier and thermal

barrier separating exterior from interior space. For substantial rehab projects, this could

include either removing materials down to the studs or structural masonry on one side

of the exterior walls and subsequently improving the building envelope to meet the

whole-building energy performance levels for the project type, or creating a new

thermal and air barrier around the building that allows the project to achieve building

energy performance levels for the project type. Moderate rehabilitation, defined as a

project that does not include major systems or building envelope work as described for

a substantial rehab, will comply with the Green Building Retrofit Checklist as applicable.

Any reference in this document related to repair/replacement of items referenced in the Green Building Retrofit Checklist shall be treated as a requirement unless the project falls within the exemptions listed above. Should the scope item be exempted, the program will default to the scope item complying with the Uniform Building Rehab Code requirements.

New Work:

New addition to existing building, replacement equipment and appliances shall be in compliance with:

1. Uniform Building Rehab Code – New Jersey 2011 (UBRC-NJ). 2. HUD CPD Green Building Retrofit Checklist for all appropriate items to the extent feasible.

Energy Star Qualified Homes, Version 3 National Program, if applicable.




PART 1 – CODE COMPLIANCE AND APPLICABLE GOVERNMENT STANDARDS Uniform Building Rehab Code – New Jersey 2011 (UBRC-NJ) Title 5 - Community Affairs / Chapter 23 – Uniform Construction Code / Subchapter 6 – Rehabilitation Code indicates that “the provisions of other subcodes of the Uniform Construction Code do not apply to work in existing buildings, or work in an existing building related to an addition unless the provisions of this subcode specifically reference them and make them applicable.” The UBRC-NJ classifies work into 6 categories. Each category has specific criteria that must be met. Only three of these categories are applicable to the RREM rehabilitation work. The 6 categories are:

1. Repair – Applicable 2. Renovation – Applicable 3. Alteration work – Not applicable as it is not the intention of this program to alter the floor

plan of existing homes

4. Additions – Additions are applicable only to the extent that when raising an existing home, the new foundation, utility and habitable relocation areas are considered an addition

5. Reconstruction – Not applicable – homes that are so damaged as to need reconstruction are expected to be addressed under the Reconstruction portion of the RREM program

6. Change in Use – Not Applicable

The UBRC-NJ treats work in each category independently. Portions of the construction that are being repaired do not have to be treated as renovation work just because other work falling under the renovation category is taking place on the same site. The requirements for alteration work are only applicable to the foundation work and are not projected into the renovation or repair work.

Repair work Repairs are defined as the restoration to good, sound condition of materials, systems and / or components that are worn, deteriorated or broken using materials or components that are identical or closely similar to existing materials. There is no limit to the amount of repair work that can be undertaken. The following products and practices shall be required when applicable.

1. Replacement glass shall comply with “safety glazing” in ‘special hazardous locations’ per Section R308.4 of the one and two family dwelling subcode.

2. Electric wiring and equipment may be replaced with like materials except: a. Replacement electrical receptacles shall comply with Section 406.3(D) of the

electrical subcode. b. Plug fuses shall be replaced with circuit breakers. c. For replacement of non-grounding-type receptacles with grounding–type receptacles,

the equipment grounding conductor shall be permitted to be connected in accordance with Section 250.130© of the electric code.

d. Frames of outlets, junction boxes, electric ranges, clothes dryers that are part of the branch circuit of the appliance may be grounded to the grounded circuit conductor if all conditions of Section 250.140 of the electric Subcode are met.

3. Compliant accessible door hardware will be provided when hardware is being replaced in barrier




free condition. 4. When 50% or more of a stair or platform are being replaced, replacement handrails and

guardrails shall comply with Sections R311.7.7, R311.8.3 and R313 of the single and two family dwellings code. Less than 50% repair can be replaced in kind.

5. Roofing work: Existing roof or roof covering shall be removed and replaced if any of the following conditions apply.

a. The existing roofing is wet and deteriorated to a point that it cannot be relied upon as a base for new layer of roofing.

b. The existing is asbestos-cement tile roof and in need of repair. c. If the percentage of repair is over 30 % for the existing wood shakes, slate, clay, cement

tile. d. The existing roof has two or more applications of any type of covering.

6. When the work being performed exposes wood framing of any wall, floor, ceiling or roof, fire blocking shall be provided per R302.11 of the one and two family dwelling subcode.

7. Smoke alarms shall be installed at each level of the structure, outside each sleeping area, near or on the ceiling. Battery operated units are permitted.

8. When dwelling unit contains a fuel burning appliance or has an attached garage, carbon monoxide detector alarms shall be installed per R315 of the one and two family dwelling subcode.

Renovation work Renovation work is defined as “the removal and replacement or covering of existing interior or exterior finish, trim, doors, windows, or other materials with new materials that serve the same purpose and do not change the configuration of the space. Renovation shall include the replacement of equipment and fixtures: The following products and practices shall be required as applicable in addition to those listed above for a ‘repair’ condition.

1. New water closets shall be water saving at a maximum of 1.28 gallons per flush per Green Building Retrofit Checklist.

2. Where a fireproofing material is removed, the material will be replaced to maintain the rating.

3. Air Sealing Building Envelope: Per Green Building Retrofit Checklist seal all accessible gaps and penetrations in the building envelope with low-VOC caulk or foam.

4. Air Barrier System - Ensure continuous unbroken air barrier surrounding all conditioned space and dwelling units. Align insulation completely and continuously with the air barrier.

5. When the work being performed exposes the roof decking / sheathing or the framing of any wall, floor ceiling or ceiling assembly that is part of the building thermal envelope, and accessible voids in the insulation shall be filled using insulation meeting the R-values in applicable table 402.1.1 or 402.2.5 of the residential energy code. (Note: Green Building Retrofit Checklist calls for meeting the IECC insulation requirements)

a. In the event that insulation meeting the R-value cannot be installed due to space constraints, insulation that fills the framing cavity shall be provided.

6. When windows or doors are replaced, new units shall meet thermal values established by table 402.1.1 of the residential energy code and per the Green Building Retrofit Checklist, windows shall be ENERGY STAR Certified for the climate.




7. Ducts that are newly installed or replaced shall be insulated meeting the criteria of Section 403.2.1 of the residential energy code and per the Green Building Retrofit Checklist ductwork shall be sealed at all seams to meet or exceed ENERGY STAR for Homes' duct leakage standard.

8. All materials and methods used shall comply with UBRC-NJ 5:23-6.8 except: a. Windows may be replaced with units sized to match existing. b. When existing windows are being replaced with new windows and the size is being

changed, the new window: i. Windows must be operable.

ii. Have a sill height no more than 44 inches AFF. iii. Minimum 20 inch width and minimum 24 inch height and 5.7 SF total area. iv. These criteria above may be waived if the existing room leads to a corridor

that accesses two remote exists from the building. Additions New foundations and work associated with elevating the existing dwelling shall be considered an addition and all work in that portion of the dwelling shall comply with code for new construction. Additional code compliance requirements Regardless of whether the work is categorized as repair, renovation or an addition:

1. No work shall cause diminution of structural strength, system capacity or mechanical ventilation below the initial condition or code; whichever is less.

2. The replacement of fixture, equipment or appliances shall not increase the system load unless the system is upgraded to accommodate the additional load.

3. No work shall cause a dwelling to be less accessible when a barrier free condition is in place. 4. Wood paneling shall not be installed as a wall finish unless in conformance with Table 2 of

UBRC-NJ 5:23-6.11. 5. Carpet used on flooring shall meet DOC FF-1 “Pill Test” (Consumer Product Safety

Commission (16 CFR 1630), and per the Green Building Retrofit Checklist any carpet products used must meet the Carpet and Rug Institute's Green Label or Green Label Plus certification for carpet, pad, and carpet adhesives.

6. Electrical component shall be UL listed. 7. The following plumbing products shall not be used:

a. All-purpose solvent cement. b. Clear polybutylene piping. c. Flexible traps and tail pieces. d. Sheet or tube copper or brass tailpiece fittings less than 17 gage. e. Solder having more than .2 percent lead.

8. Bars, grilles or screens shall not be installed on egress windows unless they are readily removable without keys or special tools or force greater than it takes to open a window.

9. The following practices shall not be used on painted surfaces constructed prior to 1978 unless paint has been tested and found to be lead free:

a. Open flame burning or high temperature stripping (1100 degrees). b. Power sanding or sandblasting unless HEPA filtered vacuum is used to contain dust. c. Uncontained water blasting or power washing. d. Dry scraping or sanding of more than 2 SF interior per room or 10 SF per building

exterior.




HUD Housing Quality Standards The HUD minimum Housing Quality Standards (HQS) are included as part of this Rehabilitation Standard. Homes not complying with these minimum standards will be upgraded to comply. A checklist derived from the HQS standards is included herein as Appendix A. The checklist expands upon the HQS standards with a series of questions that the assessor will use to determine if the dwelling is meeting the standard. For example, the HQS Standard for foundations (HQS 52580.6.1) questions the condition of the foundation. The checklist includes questions like ‘are all beams sills and blocks free from termites or rot’ and ‘if the foundation is a slab is it free of cracks evidence in the interior or on the exposed exterior.’ The HQS is derived from the HUD handbook 7420.8 and addresses the following: General Health and Safety

Access to Unit (HQS 52580 8.1): Exits (HQS 52580 8.2):

Evidence of Infestation (HQS 52580 8.3): Garbage and Debris (HQS 52580 8.4):

Interior Stairs and Common Halls (HQS 52580 8.6): Other Interior Hazards (HQS 52580 8.7):

Elevators (HQS 52580 8.8):

Interior Air Quality (HQS 52580 8.9):

Site and Neighborhood Conditions (HQS 52580 8.10):

Lead-Based Paint (HQS 52580 8.11): Building Exterior

Condition of Foundation (HQS 52580 6.1):

Condition of Stairs, Rails, and Porches (HQS 52580 6.2):

Condition of Roof/Gutters (HQS 52580 6.3):

Condition of Exterior Surfaces (HQS 52580 6.4):

Condition of Chimney (HQS 52580 6.5):

Lead-Based Paint Exterior Surfaces (HQS 52580 6.6): Living Room

Living Room Present (HQS 52580 1.1):

Electricity (HQS 52580 1.2):

Electrical Hazards (HQS 52580 1.3):

Security (HQS 52580 1.4):

Window Condition (HQS 52580 1.5):

Ceiling Condition (HQS 52580 1.6):

Wall Condition (HQS 52580 1.7):

Floor Condition (HQS 52580 1.8):

Lead-Based Paint (HQS 52580 1.9): Kitchen

Kitchen Area Present (HQS 52580 2.1):


Electrical Hazard (HQS 52580 2.3):









Lead-Based Paint (HQS 52580 2.9):

Stove or Range with Oven (HQS 52580 2.10):

Refrigerator (HQS 52580 2.11):

Sink (HQS 52580 2.12): Bath

Bathroom (HQS 52580 3.1):








Lead-Based Paint (HQS 52580 3.9):

Flush Toilet in Enclosed Room in Unit (HQS 52580 3.10):

Fixed Wash Basin or Lavatory in Unit (HQS 52580 3.11):

Tub or Shower in Unit (HQS 52580 3.12):

Ventilation (HQS 52580 3.13): Other habitable rooms other than Living, Kitchen, Bath (multiple sheets)

Electricity/Illumination (HQS 52580 4.2):







Lead-Based Paint (HQS 52580 4.9): Other rooms not used for living



Other Potentially Hazardous Features in these Rooms (HQS 52580 5.4): Heating and Plumbing

Adequacy of Heating Equipment (HQS 52580 7.1):

Safety of Heating Equipment (HQS 52580 7.2):

Ventilation/Cooling (HQS 52580 7.3):

Water Heater (HQS 52580 7.4):

Water Supply (HQS 52580 7.5):




Plumbing (HQS 52580 7.6): Additionally, the checklist incorporates other specific questions not directly related to the HQS but included in the program for code compliance or general safe, decent and sanitary conditions. These items include: Building Exterior

1. Is the foundation vented and insulated as needed 2. Electric service supply location 3. Electric service has a rating and a disconnect 4. Electric service has a minimum existing service of 100 amp 5. Disconnects for HVAC condensing unit should be located within reach of the unit 6. Exterior entrances should have a light fixture controlled from the interior 7. Other hazards not specifically noted elsewhere

Building Interior

1. Smoke detectors located per code 2. If accessible, does the attic have insulation

a. Are wiring connections in boxes or is wire exposed 3. Other hazards not specifically noted elsewhere

Kitchen

1. Condition of countertops, cabinets, cabinet doors and shelves 2. Shut off valves

Bath

1. Toilet shut off valve 2. Lavatory shut off valves

Plumbing and Heating

1. Fuel storage location and lines 2. Does water heater have a shut off valve for water and fuel 3. Does home have a master water shut off valve

HUD Green Building Retrofit Checklist The HUD Green Building Retrofit checklist is also adopted into the program. The Green Building Retrofit checklist is included as Appendix B. The Department of Community Affairs will comply with the requirements of the Green Building Retrofit Checklist in accordance with FR-5696-N-01 as referenced in the introduction section of this document.




PART 2 – APPLICATION OF STANDARD Application: When applying these standards to a specific dwelling or site, the program assessors shall follow the following general rules. Rehabilitation Post-Storm Construction: The determination of unobservable original room counts will be confirmed at the Initial Site Inspection (ISI). The home owner will inform program regarding new additional rooms that have been added since the storm. The program will confirm measurement and identify new rooms and the associated cost.

1. The additional rooms that are eligible for funding via RREM grants are: a. Additions needed to house mechanical/HVAC. b. Additions to replace habitable space lost due to removal of basement or elevation

are eligible, to be confirmed by program. c. Additions to add bedrooms and bathroom due to overcrowding.

Site: The following hazardous and substandard conditions shall be addressed under the program:

1. Accumulated debris, waste, or garbage either in yard areas or enclosed outdoor areas shall be removed. a. Such debris in storage buildings deemed unsafe or damage and which pose a health and

safety concern related to the actual dwelling shall be removed. b. Such debris in undamaged storage buildings not included in the work shall not be

addressed by the program. 2. Deteriorated and/or irreparable outbuildings, sheds, wells, privies, or other structures that

are no longer in use or are made unusable by their condition shall be removed only if those structures pose a health and safety concern to the dwelling or removal accommodates construction or municipal requirements. Otherwise, outbuildings are not included in the program.

3. Outbuildings, sheds, wells, or other structures relocation and/or repair in order to complete rehabilitation or reconstruction of home are eligible as determined by the program. If relocation or repair of these structures is not required to facilitate rehabilitation of reconstruction of the home, then these items are ineligible for funding in RREM.

4. Repair, replacement, and removal of existing garages are eligible. New construction of a garage that was not pre-existing or required for municipal compliance is ineligible.

5. Holes, ditches, exposed meter boxes or other conditions that create a tripping hazard (excluding drainage ditches that are part of a designed drainage system) will be filled, removed or relocated. a. This shall include leaking water supply, and percolating or leaking sewage.

6. Where evidence of rodents, insects, or other infestations are noted, measures shall be taken as necessary such as soil treatment (termite control) and removal of near‐by overgrown vegetation to address vermin hazards.

7. Damaged, missing or deteriorated walkways, steps and decks that create tripping hazards or are otherwise unsafe shall be removed. Such components will be replaced only to the extent




necessary to allow for home access and parking. a. Off street parking will be provided only to match the level of the original home or if

required by the municipality. b. Existing pavers or driveway slab may be removed and then re-installed as determined

appropriate by the program. 8. Stairways or steps with two steps or more without a functional railing will be provided with

compliant railings. 9. Decking/porches and stairs necessary to meet code requirements for ingress/egress are

eligible costs. a. In cases of homes being elevated, existing steps and stoops with no further practical

function will be removed. b. Elevation of existing decks in excess of ‘5X7’ is eligible if it is cost reasonable to elevate

deck rather than demolish or replace it to the lesser of the municipality requirements or the program standards.

c. Larger decks or pads designed to provide access to multiple entries to the home are eligible if it is more cost effective than individual ingress/egress points.

10. Access ramps, and/or wheelchair platform lifts are eligible, provided there is an executed Form 7: Verification of Disability in the RREM applicant’s file. a. Removal needed to accommodate construction or safety hazard is eligible b. Repair, replacement or new construction is eligible with a Form 7. c. Cabinet modifications or a new opening for future dishwasher installation are eligible

costs. 11. Awning and canopy removal needed to accommodate construction activities and ensure a

safe working environment is an eligible cost. a. Replacement to match existing is allowed. b. New construction is not eligible unless required by municipality or homeowner

association. 12. Trees that are dead or dying and are located to pose a hazard will be removed. Removal will

include cutting close to the ground, grinding of the stump to 12 inches below the finished grade, installation of topsoil and re-seeding.

13. Replacement trees and shrubs will only be provided as an owner optional upgrade funded outside the program and must be selected from the State Extension Service list of local, drought-resistant and non-invasive plant materials. In placement of trees, attention should be paid to shading the house to reduce air conditioning costs. Also, trees should be located a sufficient distance from foundations, sidewalls, walkways, driveways, patios and sidewalks in order to avoid future damage from root growth and branches brushing against the structure. Setbacks from structures should typically exceed half of the canopy diameter of a full-grown example of the species.

14. Lawns: Bare section of lawn will be reseeded with State Extension Service-recommended, drought-resistant varieties such as Tall Fescue. Wholesale replacement of lawn grasses is not allowed, over-seeding is permitted with State Extension Service-recommended, drought-resistant varieties such as Tall Fescue. a. Lawn removal needed to accommodate construction or safety hazard is eligible, but is

not replaced or repaired, unless required by municipality. 15. Cleanup: During the project, all parts and debris shall be removed from the site and disposed

of properly in a dumpster within 72 hours of removal. At the end of the project, site shall be cleared of all material, trash, and debris. Debris that will not pass through of the spacing of




the teeth of a yard rake shall be removed. 16. Grading: Finish Grade at house foundation shall provide positive drainage away from

structure and shall start a minimum of 6 inches below finish floor at slab on grade or a minimum of 6 inches below pier structure for elevated floor. a. Grading below elevated floor slab shall provide positive drainage away from house

footprint. b. As a part of erosion control, during construction, contractor shall provide silt fencing or

other approved method of controlling washout. 17. Removal and re-installation of existing fence needed to accommodate construction is eligible.

a. Repair or replacement is eligible if required by municipality or for soil stabilization of coastal lots.

b. Removal due to poor condition or safety hazard is eligible, but is not eligible for replacement or repair.

18. If landscaping in winter months, contractor shall provide straw and /or landscape fabric to prevent erosion and return in the spring to seed.

Building Exterior:

1. If damaged or not present, gutters and downspouts leading away from the foundation of

the house shall be provided. 2. All roof and exterior wall penetrations included or affected by the work shall be flashed in

accordance with NJIRC 2009. 3. Every foundation, exterior wall, roof, soffit and fascia shall be made weather resistant.

Products for exterior walls, roofs, soffits, and fascia shall be installed in accordance with the manufacturer’s guidelines.

4. The dwelling foundation shall be insulated. Enclosed foundation areas shall be vented and insulated. Insulation shall be R-19 (climate Zone 4) and in contact with the subfloor in buildings with floor systems over vented spaces. There shall be a minimum of two vents. a. Dwelling unit containing less than 2 vents shall be provided with vents. b. Un-insulated or under insulated foundation spaces shall be provided with additional or

new insulation. c. Per the Green Building Retrofit Checklist, if the building is over an exposed dirt crawl

space Install a 6-mil vapor barrier in contact with 100% of the floor of the crawl space (the ground), overlapping seams and piers at least 6 inches.

d. In climate zone 5, thermal resistance value shall be R-30 or as close to that as the framing will allow.

5. Every window, exterior door, basement entry and cellar hatchway shall be tight fitting within their frames, be rodent-proof, insect-proof and be weatherproof such that water and surface drainage is prevented from entering the dwelling.

6. Siding, soffits and fascia: Damage to existing siding, soffits and fascia shall be repaired in kind. a. When damage is noted in excess of 50% of the overall area of siding, soffit or fascia on

any one face of the dwelling, the entire area of siding, fascia or soffit shall be replaced on that face of the dwelling.

b. When an entire face of the dwelling is exposed, the air and weather barrier shall be replaced with new – all penetrations and seams will be sealed.




7. Fireplaces are not eligible construction unless or when: a. Removal is needed to accommodate construction or safety hazard is eligible, but

fireplace is not replaced or repaired. b. Elevation or demolition of existing fireplace is eligible if feasible, but fireplace is not

replaced if it can’t be elevated. c. If fireplace is the primary source of heat, then conduct a test to determine if fireplace

repair is cost reasonable compared to installation of heating system/furnace. d. Interior/exterior repairs needed to seal building envelope are eligible.

8. Exterior door shall be insulated, lockable and operate properly. a. Damaged doors shall be replaced with new insulated weather resistant doors. b. Undamaged insulated doors shall remain.

i. Weather-stripping shall be provided is missing or deteriorated ii. The door jambs and threshold shall be sealed.

c. New doors shall meet wind loading and water intrusion testing per NJIRC 2009. 9. Windows shall be lockable and operate properly.

a. Damaged glass shall be replaced in kind. i. Exception: Replacement glass shall comply with “safety glazing” in ‘special

hazardous locations’ per Section R308.4 of the one and two family dwelling subcode.

b. Damaged windows shall be replaced with new units. New units shall meet or exceed the thermal values established by table 402.1.1 of the residential energy code and per the Green Building Retrofit Checklist new windows be ENERGY STAR Certified for the climate.

i. Double glazed ii. Low E coated

c. All new windows shall meet wind loading and water intrusion testing per NJIRC 2009. d. New windows shall comply with impact resistance requirements for the specific

locality. e. Windows shall be sealed around perimeter to avoid air drafts.

10. Roofing: Missing and leaking shingles and flashing will be repaired on otherwise functional roofs. Slate and tile roofs will be replaced when damage is in excess of 30%, with asphalt / fiberglass shingles. Metal roofs will be repaired when possible. a. When more than 2 roofs are previously installed, all existing roofing shall be removed

and new assembly will be provided. b. When damaged, existing is wood shakes, slate, clay, roofing shall be replaced with

asphalt / fiberglass shingles when over 30%. In such case, the entire roof shall be replaced.

c. When damage is noted to exceed 30% of the overall roof area on any specific face, the entire roof assembly shall be replaced along that face to the ridge.

i. Unless specific damage is noted or water infiltration is observed from the interior, assessor will assume roof sheathing to be solid.

ii. If water infiltration is noted on interior, assessor will assume the replacement of some portion of the roof covering and shall inspect the roof for quantification of damage.

iii. The Green Building Retrofit Checklist states when replacing or making a substantial repair to the roof, use radiant barrier sheathing or other radiant




barrier material; if economically feasible, also use cool roofing materials. “Substantial repair to the roof” will be interpreted by this program to mean replacement of the roof sheathing.

d. Assembly shall include 30-lb. felt with new drip edge on all edges. 11. Flashing: All roof penetrations shall be flashed per NJIRC 2009.

a. When roofing work exposes roof framing, fire blocking shall be provided per UBRC- NJ.

Building Interior

Smoke Detectors: Assessor will determine if smoke detectors are located on each dwelling level, outside each bedroom (located at or near the ceiling) and adjacent to the central heating source.

1. Existing battery powered units are acceptable if functioning. 2. New units may also be battery powered. 3. Combination smoke / CO detector is acceptable.

CO Detectors: Assessor will determine if a CO detector is present in the main living area.

1. CO detector is not required when the heat fuel is electric, the HWH is electric and there are no fuel burning appliances.

Walls and Framing:

1. Damaged plaster may be patched if solid and only if home is not being elevated. If home is being elevated or plaster is water damaged, plaster shall be removed and replaced with gypsum.

2. Gypsum, damaged by water shall be removed and replaced to a minimum height of 4 ft AFF. 3. Gypsum on exterior walls, when damaged by water shall be removed to a height of 4 ft AFF or a

minimum of 1 ft above the water damage, whichever is greater, and the insulation shall be inspected for moisture or mold. a. In such case, exterior wall insulation shall be replaced as applicable.

i. Existing vapor barriers will be re-established and sealed to the existing ii. If no vapor barrier is present, none will be provided.

ii. Insulation R-value shall be a minimum of R-13 and R-19 shall be provided when 2 x 6 framing is existing.

4. When removal of wall finish allows for access to the framing, fire blocking shall be provided per UBRC-NJ.

5. When wall is replaced to full height, existing ceiling moldings shall be removed. New moldings will only be provided as an owner funded upgrade.

Ceilings:

1. Damaged plaster may be patched if solid and only if home is not being elevated. If water-damaged, or if home is being elevated, plaster shall be removed and replaced with gypsum.

2. In all cases where work results in access to the attic, insulation shall be provided. Insulation value shall be R-38 or as close to same as framing and space will allow.

a. If access is not available and no work is being done which provides access to the attic, then the condition is ‘work in place’ and no insulation is to be provided.

3. When removal of ceiling allows for access to the attic framing, fire blocking shall be provided per UBRC-NJ.




Flooring:

1. When removal of flooring allows for access to the floor framing, fire blocking shall be provided per UBRC-NJ.

2. When water damage is observed on floor finish, it shall be assumed that such damage extends to the subflooring and sub floor shall also be replaced.

3. When flooring is replaced, base board molding shall be replaced as well.

Interior doors: Shall be undamaged and functioning.

1. Bathroom and bedroom doors shall be equipped with privacy locks.

Windows: Shall be lockable and operable.

1. Existing undamaged windows shall remain. 2. Replacement windows shall be of the same size as the original unless:

a. The window is in a sleeping room and is the only second legal means of egress. i. In such cases, window shall be increased in size in accordance with UBRC-NJ.

b. Per the Green Building Retrofit Checklist new windows must be ENERGY STAR Certified for the climate.

c. Reference Building Exterior requirements on page 13 for additional information.

Stairs: Shall be inspected for damage and tripping hazards.

1. When damage to the stair exceeds 50% , the entire stair and railing system shall be replaced in accordance with code.

2. When damage to the stair is less than 50%, stair and rail assembly shall be repaired to match adjacent construction.

Attics: If accessible, attic spaces shall be inspected to determine if it is insulated and that there is no exposed wiring.

1. When work results in access to the attic, the attic shall be fully insulated to R-38 or as great an R-value as can be accommodated.

2. Non-compliant electrical wiring shall be replaced. Cleanup: The project site is required to be left clean and ready for occupancy upon completion. This entails all materials, dirt, and debris shall be removed and the entire house shall be cleaned. Homebuilder must clean each surface or unit to condition expected in a move in ready condition. Bathroom and kitchen surfaces shall be made sanitary. (Note: all paint and decals on windows shall be removed) Indoor Air Quality (Per Green Building Retrofit Checklist) apply, except for work in place

Air Ventilation: Single Family and Multifamily (three stories or fewer):

1. Install an in-unit ventilation system that complies with ASHRAE 62.2-2010, including:




a. Bathroom exhaust fans in each bathroom exhausted to the outside. b. A Kitchen range hood exhausted to the outside. c. A dryer vent exhausted to the outside. d. Whole house ventilation, using a centrally located, common bathroom exhaust fan that

has a background ventilation level in Cubic Feet Per Minute (CFM) that is equal to (# of

Bedrooms + 1) X 7.5 + Square Footage of living space/100. The fan must have a ‘sone’ rating of 1.0 or less than and a boost feature for when the bathroom is in use.

e. All other requirements of ASHRAE 62.2 2010. 2. Whole house ventilation fans will not be provided if the existing bathroom fan and ceilings are

not being replaced, as the fan and ceiling are ‘work in place,’ except: a. If the existing bathroom has no operable window or other means of ventilation, a

whole house ventilation fan, as described above, will be provided. b. In the case where more than one bathroom has no operable window or other means

of ventilation, only one whole house ventilation fan will be provided. Other bathrooms will receive only a standard ventilation fan.

Composite Wood Products that Emit Low/No Formaldehyde: Composite wood products should be certified compliant with California 93120. If using a composite wood product that does not comply with California 93120, all exposed edges and sides must be sealed with low-VOC sealants.

Environmentally Preferable Flooring: When replacing flooring, use environmentally preferable flooring, including the FloorScore certification. Any carpet products used must meet the Carpet and Rug Institute's Green Label or Green Label Plus certification for carpet, pad, and carpet adhesives.

Low/No VOC Paints and Primers: All interior paints and primers must be less than or equal to the following VOC levels: Flats--50 g/L; Non-flats--50 g/L; Floor--100 g/L. [g/L = grams per liter; levels are based on a combination of the Master Painters Institute (MPI) and GreenSeal standards]

Low/No VOC Adhesives and Sealants: All adhesives must comply with Rule 1168 of the South Coast Air Quality Management District. All caulks and sealants must comply with regulation 8, rule 51, of the Bay Area Air Quality Management District. Clothes Dryer Exhaust: Vent clothes dryers directly to the outdoors using rigid-type duct work.

Combustion Equipment: When installing new space and water-heating equipment, specify power-vented or direct vent combustion equipment.

Mold Prevention: Water Heaters: Provide adequate drainage for water heaters that includes drains or catch pans with drains piped to the exterior of the dwelling.




Mold Prevention: Surfaces: When replacing or repairing bathrooms, kitchens, and laundry rooms, use materials that have durable, cleanable surfaces. Mold Prevention: Tub and Shower Enclosures: When replacing or repairing tub and/or shower enclosures, use non-paper-faced backing materials such as cement board, fiber cement board, or equivalent in bathrooms.

Integrated Pest Management: Seal all wall, floor, and joint penetrations with low-VOC caulking or other appropriate sealing methods to prevent pest entry.

Lead-Safe Work Practices For properties built before 1978, if the project will involve disturbing painted surfaces or cleaning up lead contaminated dust or soil, use certified renovation or lead abatement contractors and workers using lead-safe work practices and clearance examinations consistent with the more stringent of EPA's Renovation, Repair, and Painting Rule and HUD’s Lead Safe Housing Rule.

Radon Testing (if applicable based on building location) For buildings in EPA Radon Zone 1 or 2, test for radon using the current edition of American Association of Radon Scientists and Technologists (AARST)’s Protocols for Radon Measurement in Homes Standard for Single-Family Housing or Duplexes, or AARST’s Protocol for Conducting Radon and Radon Decay Product Measurements in Multifamily Buildings. To install radon mitigation systems in buildings with radon level of 4 pCi/L or more, use ASTM E 2121 for single-family housing or duplexes, or AARST’s Radon Mitigation Standards for Multifamily Buildings. For new construction, use AARST’s Reducing Radon in New Construction of 1 & 2 Family Dwellings and Townhouses, or ASTM E 1465.

Basic Equipment and Facilities:

Water conservation fixtures, energy star appliances and other checklist items shall only be provided if those items are being replaced due to storm damage.

Kitchen sink: Shall be inspected for damage, water tight installation, operation, draining and clean ability.

1. Hot and cold water shut off valves shall be provided if damaged or missing. 2. New faucet and control valves shall be provided when leaking is noted to those components .

a. Per the Green Building Retrofit Checklist Kitchen faucets have a maximum flow rate of 2.0 GPM.

3. Slow or stopped drain lines shall be snaked. 4. Sealing to countertop is a repair item. 5. Uncleanable or damaged sinks shall be replaced.

Counters and Millwork:




Shall be inspected for damage, clean ability, cabinet door function and hardware, shelving condition and securement of overall assembly to floor and wall.

1. Base cabinetry shall be replaced when water penetration extended above the toe plate or if damaged.

2. Counter tops that are damaged or constructed of materials that cannot be readily cleaned shall be replaced.

3. Wall cabinets will be replaced only if damaged 4. Upgraded trim packages for rehab projects may be replaced in kind to match existing.

Oven / Range / Stove: Shall be inspected for rust, damage, function and clean ability.

1. Oven / range shall be replaced when: a. The pilot, heating coil or any control wiring is located below the level that has been

exposed to water. b. Signs of rust or damage. c. It does not function. d. Stove top cannot be properly cleaned.

Refrigerator: Shall be inspected for rust, damage, function and clean ability.

1. Refrigerator shall be replaced when the compressor and / or control wiring has been exposed to flooding.

2. Refrigerator shall be replaced when it is damaged, rusted or cannot be cleaned. 3. Per the Green Building Retrofit Checklist requires that appliances are to be ENERGY STAR

Certified.

Water closets: Shall be inspected for damage, leaks, clean ability, water supply, operation and fill water stopping mechanism.

1. Fill water stopping mechanism will be replaced if not functioning properly but water closet to remain if otherwise undamaged.

2. Slow flushing water closet shall have drain line snaked and fill water stopping mechanism will be replaced but water closet to remain if otherwise undamaged.

3. Water closet shall be replaced if damaged or cannot be cleaned. 4. Wax ring seal will be replaced if broken but water closet to remain if otherwise undamaged. 5. Water supply valve shall be provided if missing, damaged or non-functioning. 6. Per the Green Building Retrofit Checklist water closets shall perform at a maximum 1.28 GPF

flow rate. Lavatories:

Shall be inspected for damage, leaks, water tight connection to cabinetry, function, draining and clean ability.




1. Hot and cold water shut off valves shall be provided if damaged or missing. 2. New faucet and control valves shall be provided when leaking is noted to those components. 3. Slow or stopped drain lines shall be snaked. 4. Sealing to countertop is a repair item. 5. Uncleanable or damaged lavatories shall be replaced. 6. Per the Green Building Retrofit Checklist bathroom faucets shall have a maximum flow rate of

1.5 GPM. Tub and shower: Shall be inspected for damage, leaks, water tight connection to floor, function, draining and clean ability.

1. New thermostatic mixing valve shall be provided when leaking is noted from control valves. 2. Slow or stopped drain lines shall be snaked. 3. Sealing to the floor is a repair item. 4. Uncleanable or damaged tubs shall be replaced. 5. New tub / shower will include shower surround walls unless ceramic tile walls are noted as in

place and in good condition. 6. Per the Green Building Retrofit Checklist showerheads shall operate at a maximum 2.0 GPM flow

rate. Washer/Dryers: Not eligible for the program.

1. May repair or install washer/dryer hook-ups, and re-set washer/dryer placement. 2. Removal needed to accommodate construction or safety hazard is eligible, but washer/dryer is

not replaced or repaired. Ineligible outdoor water features: Pools, Jacuzzis, hot tubs, fountains, Outdoor showers or any other outdoor water features are not eligible unless existing and the removal needed to accommodate construction or safety hazard is necessary, but will not be replaced or repaired.

Heating Ventilation and Plumbing

Heating Equipment (furnace or Boiler): Shall be inspected for damage, rust, exhaust venting, adequate combustion air, fuel leaks, output media leaks (water or air).

1. When fuel supply lines have been exposed to flood water or leak – they shall be replaced. 2. If pilot or control wiring have been exposed to flood water – the unit will be replaced. 3. Damaged or rusted unit will be replaced. 4. Inadequate combustion air will be address with new operable vents. 5. Inadequate exhaust venting will be addressed with new exhaust vent. 6. Output air duct leaks shall be repaired.




7. Hot water or steam piping with leaks shall be repaired. 8. Above ground fuel supply tanks may be relocated if found too close to dwelling and are

otherwise undamaged and code compliant. 9. Below ground fuel supply tanks will be removed and replace with compliant above ground

units. 10. Per the Green Building Retrofit Checklist the following is required for for HVAC equipment:

a. When replacing, size heating and cooling equipment in accordance with the Air Conditioning Contractors of America (ACCA) Manuals, Parts J and S, or ASHRAE handbooks.

b. When installing new space heating equipment, specify power-vented or direct vent combustion equipment.

Hot Water Heaters (HWH): Shall be inspected for damage, rust, exhaust venting, adequate combustion air, supply fuel (gas) and leaks. Assessor will check for shut off valves for water and fuel.

1. HWH will be replaced if rust stains or damage is noted. 2. HWH will be replaced if control wiring has been exposed to flood water. 3. Venting will be addressed as repairs not requiring the replacement of the HWH. 4. A fuel shut off valve shall be provided adjacent to the unit if none currently exists. 5. A supply water and output water valve shall be provided to the unit if none currently exists. 6. Per the Green Building Retrofit Checklist new space and water-heating equipment, must be

power-vented or direct vent combustion equipment. 7. Per the Green Building Retrofit Checklist, when replacing domestic water heating system(s),

ensure the system(s) meet or exceed the efficiency requirements of ENERGY STAR for Homes' Reference Design. Insulate pipes by at least R-4.

Ventilation: Per the Green Building Retrofit Checklist, install an in-unit ventilation system that complies with ASHRAE 62.2-2010. Whole house ventilation fans will not be provided if the existing bathroom fan and ceilings are not being replaced as the fan and ceiling are ‘work in place’ except:

1. If the existing bathroom has no operable window or other means of ventilation, a whole house ventilation fan, as described above, will be provided.

2. In the case where more than one bathroom has no operable window or other means of ventilation, only one whole house ventilation fan will be provided. Other bathrooms will receive only a standard ventilation fan.

AC Condensing Units:

Shall be inspected for damage, rust and a local disconnect

1. Condensing units that have been exposed to flood water shall be replaced. 2. Electric disconnect shall be located within reach of the unit. Relocation of disconnect shall be

acceptable if present and in good condition. If missing, will be provided.




Water Service: Assessor will verify that the dwelling has a main shut off valve at the point where water service enters the dwelling.

1. Shut off valve shall be provided if it currently does not exist. Electrical

Service Panel:

1. Knob and tube fuse panels shall be replaced with circuit breakers. 2. Service panel exposed to flood water shall be replaced. 3. Service panes of less than 100 amps (w/o an air conditioning load) or 150 amps (with an air

conditioning load) shall be replaced with 200 amp service. 4. Service panels with 10 or fewer circuits will be replaced with new panels (30 circuits). 5. Circuit breakers shall be arc fault type when required by code. 6. Existing service panels without a main disconnect shall be provided with a separate

disconnect switch up stream of the panel. Service Supply: Overhead supply connection to the dwelling shall be 3 wire type, weather proof and 12ft above grade. 1. Overhead supply shall be relocated to comply or if the dwelling is elevated. Receptacles:

1. Each room shall have a minimum of two remote convenience receptacles or one receptacle and an overhead light controlled by a switch. Habitable rooms over 120SF shall have a minimum of three remote convenience receptacles.

a. Rooms lacking the above shall be provided with additional receptacles.

2. Receptacles within 6 ft of a water source shall be GFI. 3. Exterior receptacles shall be GFI and exterior housed. 4. All heavy duty appliances shall be provided with dedicated outlets and separate circuits.

Lighting Fixtures: All new light bulbs shall be either high efficiency, compact florescent or LED.

Exterior Fixtures: Assessor shall determine if a fixture is present at each exterior door and that the fixture is controlled by an interior switch.

1. Missing or damage fixtures shall be replaced. 2. Two exterior outlets shall be required per dwelling – one in front / one in back. 3. Refer to Part 3 – Specifications for fixture schedule. 4. Per the Green Building Retrofit Checklist follow the guidance appropriate for the project type:

install ENERGY STAR-qualified fixtures or LEDs with a minimum efficacy of 45 lumens/watt; OR follow the ENERGY STAR MFHR program guidelines, which require that 80% of outdoor lighting fixtures must be ENERGY STAR-qualified or have ENERGY STAR qualified lamps installed; OR when replacing, install ENERGY STAR compact fluorescents or LEDs with a minimum efficacy of




45 lumens/watt. Interior Fixtures:

1. All wall and ceiling fixtures shall be controlled by light switches. 2. Provide one porcelain receptacle light fixture in attic switched at attic entrance. 3. Refer to Part 3 – Specifications for fixture schedule. 4. Per the Green Building Retrofit Checklist follow the guidance appropriate for the project type:

install ENERGY STAR-qualified fixtures or LEDs with a minimum efficacy of 45 lumens/watt; OR follow the ENERGY STAR MFHR program guidelines, which require that 80% of outdoor lighting fixtures must be ENERGY STAR-qualified or have ENERGY STAR qualified lamps installed; OR when replacing, install ENERGY STAR compact fluorescents or LEDs with a minimum efficacy of 45 lumens/watt.

Low Voltage Electric

1. A minimum of one phone jack shall be provided. Location by owner. 2. Install TV J-Box with conduit to attic in one location.

Environmental For dwellings located in EPA Zone 1 or 2, radon testing will be conducted. EPA recommended Residential Radon Mitigation Standard of Practice will be implemented when level exceed the acceptable threshold.

The Program will include a complete ACM (Asbestos Containing Materials) assessment and, for all projects. The ACM assessment will be prepared during the Initial Site Inspection phase by licensed environmental scientists trained and certified in the identification of ACM. The Programs will also include a LBP (Lead Based Paint) assessment on all rehabilitation projects built prior to 1978.

All lead and ACM abatement shall be in accordance with all federal, state and local regulations.

LBP abatement shall also be in compliance with HUD requirements.

ACM or LBP abatement is to be performed by a New Jersey State-certified Lead Abatement or Asbestos Abatement contractor, as respectively required, and included in the SOW. Elevating dwellings

1. Existing homes that are required to be elevated due to being substantially damaged and

located in a FEMA designated flood plain shall be raised a minimum of 1 foot above the most current base flood elevation requirements, or more if there are greater municipal requirements.

2. Contractor shall coordinate elevation with neighboring site when construction is projected and/or being performed.

3. When timber piles are being employed, contractor shall perform pre and post construction




surveys as indicated in specifications Section 31629 – Timber Piles.

4. In instances of slab on grade, contractor must coordinate the removal, storage and

reinstallation of first floor base cabinets, countertops, sinks, lavatories, water closets, tubs and showers as necessary to raise the dwelling.

5. The floor of elevated existing homes are to be insulated to a minimum rating of R-19, and as

space allows up to R-30, in accordance with the International Energy Conservation Code for floor over unconditioned space. Further, the floor shall have an air barrier and a solid weather barrier. The floor’s perimeter is to be sealed from weather, insect and vermin.

6. All utility connections between the existing elevated home and the service connection shall be

encased in a sealed, insulated chase to protect connections from weather, impact, insect and vermin.

7. A maximum of two access stairs and porches will be provided by the program unless extenuating circumstances are noted. Such porches are to be sized at a minimum of 5ft x 7ft . Obtain Owners Designated Representatives approval prior to exceeding.

8. All utility meters shall be raised to a minimum of 1 foot or more, depending on

municipality requirement, over the FEMA designated flood elevation.

9. AC condensing units or similar exterior mechanical equipment shall be installed on

platforms raised a minimum of 1 foot or more, depending on municipality requirement, over the FEMA designated flood elevation.

10. The program will not provide funding for enclosed foundations when dwellings are raised on

piles unless such enclosure is necessary to meet code or zoning. a. If provided, such enclosure walls shall be designed as break-away or have vented

opening per FEMA requirements. b. Homeowners may choose to enclose foundations at their own cost.

Barrier Free and Historic Dwellings

Barrier free dwellings and historic dwellings shall comply with these standards where ever applicable and not in conflict with the Americans with Disabilities Act or Historic Preservation Guidelines. In case of conflict between these standards and the ADA or Historic Preservation Guidelines the requirements of the ADA or Historic Preservation shall govern.

1. No work shall cause a dwelling to be less accessible when a barrier free condition is in place.




PART 3 – SPECIFCIATION FOR NEW WORK

New work shall be in conformance to the UBRC-NJ and all other applicable codes. New work shall also be in compliance with the HUD Green Building Retrofit Checklist, if applicable, included herein as Appendix B. When elevating dwellings, dwelling shall be elevated to the latest FEMA established base flood elevation plus the freeboard requirement of the specific locality. The base flood elevation plus the local freeboard shall equal the Design Flood Elevation. Refer to the FEMA flood zone to determine the point within the structure that the Design Flood Elevation is measured to. Contractor is responsible for all shoring, bracing and protection of property and life safety.

Division 01 GENERAL REQUIREMENTS

A. Where applicable, rehabilitated homes will be redesigned for specific barrier free requirements based on homeowner’s needs.

1. Main entrance shall be min. 36” wide. 2. Hallway width shall be min. of 36” wide. 3. Door pulls and faucets shall be a lever type handle. 4. Electrical panels, light switches, thermostats or other electrical control equipment shall

be placed at a maximium of 48” a.f.f., outlets will be placed at a min. of 15” a.f.f. 5. Where site constraints prohibit the construction of a ramp to access new established

elevation, a stair lift meeting all applicable ADA requirements will be provided. B. Rehabilitated Barrier Free bathrooms will address the following issues.

1. Grab bars, fixtures, vanities and lavatory placement to meet all ADA requirements. 2. Toilet flush valves to be located on accessible side of fixture. 3. Provide a circular space with a 60” minimum diameter or T-shaped 60” square for

circulation. See section 304.3 of code. C. Rehabilitated Barrier Free kitchens will address the following issues.

1. Clear floor space of 30” wide by 48” long that allows wheel chair approach at range, cooktop and sink. Provide forward approach at oven and refrigerator/freezer.

Division 03 CONCRETE

3.1 Composition of Concrete

A. Minimum 4,000 psi compressive strength for structural concrete. (See structural drawings

for further detail) Division 06 WOOD, PLASTICS AND COMPOSITES

6.1 Rough Carpentry

A. General




1. Lumber: The lumber shall be classified and grade marked to the codes and requirements of the Manufacturer's Associations or Residential Standards of the particular region. All structural wood members shall be a minimum of Doulas fir, # 2 or better.

2. Plywood: All plywood which has any edge or surface permanently exposed to the elements shall be exterior type.

I. Exterior shear wall sheathing shall be 19/32" thick APA Exposure 1 rated CDX plywood. All other wall sheathing shall be 19/32" thick plywood or OSB. Refer to specifications for installation requirements.

II. All roof sheathing to be 19/32" thick, CDX plywood or OSB sheathing to meet APA Exposure 1 rating. Refer to specifications for installation requirements.

III. Floor sheathing shall be 3/4" thick plywood sheathing to meet APA Exposure 1 rated plywood. Glued and screwed. Refer to specifications for additional installation requirements.

6.2 Exterior Finish Carpentry

A. General: Use galvanized, stainless steel or treated nails as required. Install per manufacturer's instructions.

B. Fiber Cement Siding and Trim: Manufactured by James Hardie or other approved equivalent; to

be installed in concealed nailed application and in compliance with manufacturer's requirements and structural design pressures. Shall include all required accessories for a complete installation. (applicable where siding is to be replaced 100% and confirmed with home owner)

C. Vinyl siding- Average grade, .042" to .044" thickness, standard colors and patterns to match

existing or as selected by owner. (Patch to match existing siding where applicable)

D. Building Wrap: Dupont "Tyvek" DrainWrap, weather resistant air barrier or equal on all exterior walls, house underside, and attic space. To be installed to meet Energy Star Version 3 requirements.

E. Trim and Decorative Millwork: Cellular PVC as Manufactured by Fypon, Ltd. or other approved, and installed in compliance with requirements; Shall include all required fasteners and accessories for a complete installation. Note: Use of PVC trim and decorative millwork on houses within a historical designated district may be restricted. Approval by Authority Having Jurisdiction is required prior to use of these type materials in a historical designated district. Where material is not approved, provide similar profiles made of moisture resistant wood with paint or stain finish.

1. Column Wrap: Match in kind 2. Brackets: Match in kind 3. Shutters / Gable Vent: Match in kind 4. Skirting: On elevated house; Match in kind

F. Wood Decking: 5/4 treated wood; Include all accessories for a complete installation. Installed in

compliance with structural requirements. Provide profiles made of moisture resistant wood with solid stain finish. Solid stain shall be equal to Sherwin Williams "Deck Scapes" Solid Stain.




G. Decorative Rail: Treated wood newel posts, top and bottom rails and balusters, match in kind.

Paint finish.

6.3 Interior Finish Carpentry

A. Cabinetry: 1. Factory built, pre-finished cabinets- Average grade particleboard box construction with

simulated wood grain veneer on interior. Recessed panel doors, drawer fronts; face frames of hardwood construction; veneer/ply toe kicks. Hardware consists of concealed hinges and side mount drawer hardware.

2. Factory built, pre-finished vanity. Average grade particleboard box construction with simulated wood grain veneer on interior. Recessed panel doors, drawer fronts, and face frames of hardwood construction. Hardware consists of concealed hinges and side mount drawer hardware.

B. Counter tops: 1. Kitchen: Plastic laminate, matte finish by Formica or equal counter, adhered to 3/4"

thick MDF or particle board substrate made with exterior glue and binders containing no urea formaldehyde. Waterfall edges with 4” high integral back splash and side splash with rolled edge or equal. All laminate to be handled and installed in accordance with the Manufacturer's instructions and recommendations. Waterproof around sink cut out perimeter top, edge and bottom. Contractor to provide Owner with pre-selected color samples for color selection.

2. Bathroom Vanity: Vanity top with integral sink, 1/2" thick solid polymer material adhesively joined with inconspicuous seams; standard edge details with integral bowl. Provide coved back splash and side splashes. Color as selected by owner.

Division 07 THERMAL AND MOISTURE PROTECTION

7.1 Sealants

A. All sealants and adhesives to be of a low to no VOC quality complying with Rule 1168 of

the South Coast Air Quality Management District and regulation 8, Rule 51 of the Bay Area Air Quality Management District.

7.2 Insulation

A. General: All insulation to have a flame-spread rating of 25 maximum and a smoke-

developed rating of 50 maximum. Installation of all insulation shall comply with Energy Star Grade 1.




B. Roof/Ceilings: Use formaldehyde free, unfaced, R-38 rolled fiberglass or mineral wool batt insulation or R-38 blown-in fiberglass or mineral wool insulation material. Provide insulation baffles at roof to accommodate venting. For attics with closed floor cavities directly above a conditioned space, blow in insulation as per manufacturers specifications to a min. density of 3.5 Lbs. per CF.

C. Exterior Walls: Use formaldehyde free, unfaced, R-13 fiberglass or mineral wool batt

insulation material.

D. Underfloor (Elevated House): Use formaldehyde free, unfaced, R-19 fiberglass or mineral wool batt insulation material installed against the sub floor of the home. Install a continuous air barrier at the underside of the floor structure.

E. All voids around windows, exterior doors, and wall penetrations to be filled with foamed-in-

place high density thermal insulation (poly cell). Do not use products containing Urea Formaldehyde.

F. Use baffles around all heat sources and at the plywood deck between the joists.

7.3 Roofing

A. Shingle Roof:

1. 3 tab composition shingles, 30 pound roofing felt, - 3 tab with a 30 year warranty, and a class A fire rating. Weight range between 220 and 250 Lbs.

2. Painted aluminum drip edge. 3. Roll roofing- 90 pound roll roofing nailed down with the seams

sealed using an asphalt roofing cement. This item has the normal 4" to 6" lap. Usually gravel impregnated.

B. Flat Roof:

1. Built-up, modified Bitumen or Rubber membrane roofs with 20 year warranty.

2. Follow all manufacturer’s recommendations for parapets, inside vertical corners and termination stops construction details.

7.5 Roof Accessories

A. Roof Vents: Ridge vents and other roof vents to be shingle over type.

Division 08 OPENINGS

8.1 Doors

A. Standards: All wood doors shall conform to standards set by AWI (Architectural Woodwork Institute) and NWMA (National Woodwork Manufacturer's Association). Provide one-year




minimum guarantee against all defects. 1. Verify local code and ordinances and provide "Impact" resistant doors, where required

by code. B. Doors:

1. Exterior Doors: Energy Star Rated. Max 0.21 U-value for opaque doors; Max. 0.27 U-value for a half-lite door, and Max. 0.32 for a door with more than a half-lite. All exterior doors must be fabricated and installed to meet the engineered design pressures and must be an approved product. Design pressure shall be a minimum of +/- DP50.

2. Interior Doors: Hollow core, Colonist Style raised panel hardboard door slab with pre-drilled holes for lockset or equal.

3. Closet Doors: Hollow Core Bifold door set/ Bypass Sliding door set, style to be determined by owner.

C. Weatherstripping: Provide on all exterior doors. Shall be approved material in compliance with Energy Star Version 3.

D. Threshold: All exterior doors shall have aluminum, 2-piece interlocking threshold. Coordinate with door bottom. All threshold to be set in a full bed of mastic. Brushed chrome finish to match door hardware.

E. Finish Hardware:

1. Contractor shall completely install finish hardware as required, without damaging cabinetry and door finishes and in accordance with manufacturer's instructions.

2. Contractor will be responsible for all hardware delivered to the job site. Hardware must be protected at all times from damage prior to and after installation.

3. Keying: All entrance locksets to be keyed alike (including deadbolts) Provide minimum two (2) keys for each lock.

4. All door hardware (door locks, hinges, door stops, weather strips and threshold) to meet ADA requirements ANSI/BHMA A156 Grade 2 criteria. Apply to homeowners who have accepted funding for barrier free construction.

8.2 Vinyl Windows

A. Standards: All Windows must be fabricated and installed to meet the engineered design

pressures and must be an approved product per program specifications. Design pressure shall be a minimum of +/- DP50 . Installation shall be according to details and manufacturer's recommendations to assure a weather tight fit. All frames will be installed plumb, level and square to insure proper functioning in regard to sliding, locking and weathering.

B. Verify local code and ordinances and provide "Impact" resistant windows, where required by code.

C. Materials: Single hung operable type or fixed type vinyl windows, insulated frame with 5/8” thick Low-E insulated glass units comprised of 2 layers of 1/8” annealed glass except where tempered glass is required by code. Windows shall be Energy Star rated for the proper




climate zone. Not more than 0.32 BTU/H-SF in Zone 4; Not more than 0.30 BTU/H-SF in Zone 5. Provide STC 30 or better rated units where sound mitigation is required, unless noted otherwise.

D. Each open area of operable windows must be supplied with removable screens covering the operable area. Screen material is not to be less than 8-8x16 mesh per inch.

E. All operable windows must have a security device / lock.

Division 09 FINISHES 9.1 Gypsum Board

A. Materials: Gypsum wall board, tapered, manufactured by USG or prior approved equal. 1. Ceilings: 1/2" thick, ANSI/ASTM C1396, painted gypsum board with tape and accessories

required for repair work as required and established in Rehabilitation specifications. 2. Walls: 1/2" thick ANSI/ASTM C1396 painted gypsum board with perforated tape and

accessories.

3. Bathrooms, Kitchen, Washer / Dryer closet (all wet areas), use moisture resistant gypsum board, ANSI/ASTM C 1396/C1396M. Hardi-Backer (tile backer board) shall be installed behind ceramic tile.

9.2 Flooring

A. Minimum Carpet and Pad requirement: 28 oz. / Sq.Yd. with pad to be 6 lb. / Cu.Ft.

minimum, with all required accessories. 100 % nylon fiber, textured style.

B. Minimum Vinyl requirement: 1/8" thick sheet or planks equal to Armstrong "LuxePlank - 4" x 36" length. Color selected by owner. Install per manufacturer's standards.

C. Minimum Wood Floors requirement: 3/4” thick by 12” to 96” plank lengths as

required by installation and replacement needs. (match existing where applicable

D. Tile Floors: Minimum nominal thickness of 5/16” (match existing where applicable)

9.3 Paint and Coatings

A. General:

1. All paints, coatings, and finishes are to be applied in strict accordance with manufacturer's directions and carry manufacturer's warranty. Must comply with Green Seal GS-11 Edition 3.1-2013 requirements.

2. Before commencing work the Contractor shall make certain that the surface to be covered is in proper condition to receive the finish specified. The coverage of the surface shall be held to denote the acceptance of the surface.




B. Material: All paint, primer, enamel, stain, shellac, varnish, filler, and thinners shall be manufactured by Sherwin Williams, Monarch, PPG Pittsburgh or approved equal.

C. Typical Paint Systems: 1. Exterior Paint:

i. Fiber Cement Siding and Trim: Prime - 1 coat on all surfaces, equal to Sherwin Williams ProBlock (latex) B51W20 at 4 mils wet; 1.4 mils dry. Primer is not necessary on paint-ready Hardiplank; Finish - 2 coats equal to Sherwin Williams A-100 Latex Satin A82W151 at 4 mils wet; 1.5 mils dry per coat.

ii. Wood Painted : Prime - 1 coat equal to Sherwin Williams ProBlock (latex) B51W20 at 4 mils wet; 1.4 mils dry. Finish - 2 coats equal to Sherwin Williams A-100 Latex Satin A82W151 at 4 mils wet; 1.5 mils dry per coat.

iii. Exterior paint must carry no less than a 15 year warranty. 2. Interior Paint:

i. Gypsum Wall Board: Primer - 1 coat equal to Sherwin Williams ProBlock (Latex) B51W20 at 4 mils wet; 1.4 mils dry. Finish - 2 coats equal to Sherwin Williams ProMar 200 Zero VOC B30W2651 at mils wet; 1.6 mils dry per coat, eggshell at walls, flat finish at ceilings.

ii. Wood: Primer - 1 coat equal to Sherwin Williams ProBlock (Latex) B51W20 at 4 mils wet; 1.4 mils dry. Finish - 2 coats equal to Sherwin Williams SoloGloss B21WJ8651 at 4 mils wet; 1.4 mils dry per coat , semi-gloss finish.

iii. Interior Doors and Trim: See wood finish above, semi-gloss finish. iv. Interior paint must carry no less than a 10 year warranty.

3. Mold Remediation: i. Anti-microbial agent to seal framing members for odor/mold control (white

pigmented shellac) . Proposed repairs to be performed according to the Moisture section of the EPA Healthy Indoor Environment Protocols for Home Energy Upgrades.

Division 11 EQUIPMENT

11.1 Kitchen

A. All equipment shall be Energy Star rated. Ranges are currently not available as Energy Star rated. Equipment items to be provided according to the following selection list:

1. Range w/ Range Hood: 30” electrical range with smooth or coil tops, equal to Frigidaire # FFEF3011L. Gas range may be provided as long as gas service to lot is existing and must have prior approval by Owner.

2. Refrigerator: Min. 18 to 22 cubic foot unit with an ice-maker. Equal to Frigidaire # FFHT1814LW;

3. Dishwasher / Disposal: **Not to be included or installed unless specified by home owner and approved by the client.** Refer to Schedule of Unit Costs.

Division 16 ELECTRICAL




16.1 Codes and Regulations:

A. All work shall be performed by a licensed Electrical contractor and conform to requirements

of all applicable codes and ordinances.

16.2 Lighting Fixtures All new lighting fixtures shall be ENERGY STAR or equivalent high efficiency fixtures. All new light bulbs shall be either high efficiency compact fluorescent or LED Lighting. New recessed lights shall be insulated can and air tight (ICAT)

Electrical Fixtures:

A. Exterior-Wall Mount

Brass 5” x 16” (or finish to match house fixtures) or equal. B. Exterior-Ceiling Mount

Renaissance Collection, 7” High x 11” Square with corrosion resistant finish or equal

C. Entry / Dining Room

Multi-light Flush Mount Ceiling Fixture, 12” D. Living Room / Bedrooms

Average grade fixture holds up to 2 or 3 bulbs, glass cover with simple design, and small painted or plated metal base or equal

E. Above Kitchen Sink / Utility Room/Closet / Hall / Toilet Room

Ceiling mounted light fixture, 11” F. Bath Ceiling Light/ Exhaust Fan/ Heater Combination

Type IC. Plug-in permanently lubricated motor, 13-watt double twin tube compact fluorescent bulb, UL listed for use over bathtubs/showers when connected to GFIC, 4” duct, 50 CFM, 3.5 Sones L1

G. Kitchen – Fluorescent or equal

4’, 4 lamps, 32 watt, T8 H. Bath Vanity Light

Wall mount vanity light, 3 bulb minimum or similar I. Smoke Detector

Test Button, 3-yr limited warranty J. Doorbell Chimes

Welcome Door Chime, 2 Notes Front, 1 Note Rear

Bath Exhaust Fan/Heater/Light combination shall be U.L. approved and installed to meet all applicable local codes.

Range Hood shall be U.L. listed and vented per Scope of Work.

Division 22 PLUMBING





A. All work shall be performed by a licensed Plumbing contractor and conform to the requirements

of the National Standard Plumbing Code, City, County, and State Plumbing and Health Codes and/or Local Ordinances, most recent edition and program documents.

22.2. Water Heater:

A. One 50 gallon electric - glass lined, quick recovery, Energy Factor = 0.93 minimum with a

minimum five (5) year warranty. Where natural gas water heater is provided, provide Power Vented exhaust type unit, Energy Factor = 0.62 minimum. Provide 3" galvanized drain pan. Energy Star qualified.

22.3. Fixtures:

A. Toilet – Vitreous china toilet. Toilets should be low-flow (1.28 gallons/flush or less),

elongated type, ADA compliant; finish handle per owner selection.

B. Bathtub and Tub and Shower combination - Fiberglass pre-fabricated tub (60"x30") or shower (where required). Showerheads to be water efficient type (2.0 gpm or less) with owner selected finish.

C. Single bowl Sink – Porcelain on steel, self-rimming sink, Pedestal sink, and vitreous china pedestal

sink with sink pop up assembly or equal. Sink faucet with aerator should be water efficient type (1.5 gpm or less); Owner selected finish.

Division 23 HEATING VENTILATING AND AIR CONDITIONING


A. All work shall be performed by a licensed HVAC contractor and conform to requirements of

all applicable codes and ordinances.

23.2 Air Conditioning and Heating Equipment:

A. When replacing, size heating and cooling equipment in accordance with the Air

Conditioning Contractors of America (ACCA) Manuals, Parts J and S, or ASHRAE handbooks. All exterior mechanical equipment must be properly secured to meet program requirements.

B. Electrical Furnace: Minimum AFUE 95%, Energy Star Qualified. 1. Gas fired furnace (optional): Direct vented unit, minimum 95% AFUE. Energy Star Qualified.

C. Heat Exchanger: Aluminum or stainless steel. Provide extended 20-year warranty on heat




exchanger.

D. Furnace Control: Solid state board integrates ignition, heat and fan on / off timing.

E. Filter: Disposable 1-inch thick fiberglass filter with sheet metal frame, MERV 8.

F. Condensing Unit: Galvanized steel and painted with weather resistant powder paint. Refrigerant to be R410 or approved equal.

G. Coil to be A Frame type with condensate drain connection.

H. Where gas piping exists, contractor shall pressure test all gas piping before and after alterations

are made. Test all new gas piping per specification

I. Exhaust Fan:

Appendix A of 52 Date First Effective: December 2014

Appendix A: New Jersey RREM Program HUD HQS Inspection Checklist

Appendix A of 52 Date First Effective: December 2014

Appendix B of 52 Date First Effective: December 2014

Appendix B: HUD CPD Green Building Retrofit Checklist

Appendix B of 52 Date First Effective: December 2014

minimum housing rehabilitation standards · air barrier system - ensure continuous unbroken air...

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