Owners acting as their own general contractor are considered by Advanced Concrete Foundations to be the "builder" and will be referred to as such with respect to this document. A builder is responsible for being on the job site to verify plans and conditions when Advanced Concrete Foundations first arrives to start work and also for being available throughout the job to answer questions as to on-site changes. The builder is also liable for any rework or additional expense incurred by Advanced Concrete Foundations as a result of incorrect plans or instructions.
Permits and Fees
It is the builders' responsibility to obtain and pay for any and all necessary permits for work to be performed by Advanced Concrete Foundations. A copy of the building permit should be posted on the job site prior to the start of work. An approved set of plans should be on site at all times.
Advanced Concrete Foundations provides a proposal at no cost to the builder. The proposal is not a quote nor is it guaranteed. Please review the proposal carefully as it outlines the scope and details of work to be performed. The slope of the site, depth of excavation, discovery of rock, poor soil conditions, etc. may affect the scope of work that we are required to undertake and add to the cost of the project.
Before work can begin, builder must sign a work order at the bottom of the proposal acknowledging receipt of standard specifications. The work order also informs Advanced Concrete Foundations if builder uses waiver agents.
Lengths are determined by measuring the corners to the longest dimension each way. All dimensions 4" and over are rounded up to the next full foot. Advanced Concrete Foundations cannot provide wall lengths to fractions of inches. When walls change thickness in the middle of a wall the builder will be charged at the thicker wall rate up to the next corner. The wall thickness is determined by measuring the base of the wall.
The key to a successful foundation experience is a complete and accurate set of drawings for your project. The builder shall provide drawings of work to be performed, including all necessary dimensions and the size and location of all openings, pockets, sleeves, ledges, etc. All changes and field determined items must be noted on the drawing and initialed. Advanced Concrete Foundations cannot be responsible for errors or omissions on the drawings. An approved set of plans should be on site at all times.
Advanced Concrete Foundations will do the entire layout for the foundation after builders' excavation; however Advanced Concrete Foundations cannot be responsible for the exact location of the building. If an exact location is required due to setbacks or other considerations, the builder shall provide sufficient reference points within the excavation to locate the building. On lots with little or no tolerance the builder shall also provide points in the footings to verify location before the walls are set.
Advanced Concrete Foundations provides formed concrete walls which are left unfinished after removing the forms. Patching by Advanced Concrete Foundations may be required where concrete does not consolidate properly inside the forms. Air pockets are not uncommon and will not be repaired unless they exceed 1" in diameter by 1" deep. The patch material will not match exactly the adjacent concrete color. All rubbing, painting or other wall finish is the responsibility of the builder. All even height walls will have brick texture on one side of the wall only at no additional charge. The 9' forms are smooth on both sides of the wall.
Advanced Concrete Foundations cannot guarantee the color of concrete. Concrete color may vary with each load of concrete. Colored concrete may be used with the additional cost paid by the builder. Concrete residue on the forms may adhere to the walls when forms are removed. Advanced Concrete Foundations will not be responsible for removing this residue from the walls
Window and Door Opening
Window and door openings are formed with wood which is removed when the forms are removed. When brick ledge is in the wall at openings treated wood is used to form the openings and is left in the wall when the forms are removed. All opening sizes provided by the builder will be considered as concrete to concrete dimensions unless otherwise noted on the plan. Openings up to 4' wide have 2 pcs. of #4 rebar in the header; openings 4' to 8' wide have 3 pcs. of #4 rebar in the header.
Access To Site
Access must be provided to and around the foundation at points not more than 2' below the top of the foundational wall. Necessary access for slabs and waterproofing must also be provided. If site access is limited and/ or wet conditions exist, either of which may require gravel, extra grading, towing, concrete pumps or cranes, the additional cost will be passed along to the builder. Advanced Concrete Foundations cannot be responsible for damage to roads, curbs, sidewalks and landscaping caused by the movement of heavy equipment. If the form trucks cannot reach the excavation the builder will be charged for the extra labor to carry forms.
It is the responsibility of the builder to protect adjacent surfaces, landscaping, etc. from concrete splatter or other damage during the course of Advanced Concrete Foundations Inc. completing ordered work. Builder will call Miss Utility if utilities are nearby.
A 3' over dig is required on each side of the wall in order for work to be completed. All prices assume level excavations to soil with adequate bearing capacity, stepped if necessary to meet grade. If excavation is not level Advanced Concrete Foundations may provide backhoe, excavators, etc. The cost for additional excavation, supervision and extra concrete required in footings on sites not level will be passed along to the builder.
Several localities now require independent inspections of footers and/or walls. Advanced Concrete Foundations may also require inspections when scheduling warrants. The costs of all private inspections will be passed on to the builder.
All walls and footings are designed to meet or exceed 2009 International Residential Code for one and two family dwellings for plain concrete foundation walls where unstable soil or ground water conditions do not exist in seismic zones 0, 1 or 2 (Reference table R404.1.1(8)). In some areas building officials may require additional work or materials which exceed the statewide building code. These additional items are not included unless specifically noted on your estimate. It is the builders' responsibility to determine if additional items are necessary and provide engineered drawings when applicable. The builder should meet with the appropriate building officials to determine the requirements in their locality.
Prices for extra steel include material and labor. When computing the amount of extra steel add for dowels, overlaps, etc. The builder will be charged for the linear footage of extra steel installed.
Concrete mix: 3000 P.S.I.
Size: 8" thick and 8" wider than walls to allow for 4" projection on either side of wall.
Method: The top 4" of the footing is formed with 2"x4"'s and the bottom 4" is hand dug. Dirt from the hand excavation is placed beside the footing. Oversized footing: A charge of $225.00 per cubic yard of extra concrete will be added for footings larger than standard size. Poor soil condition, slope, rock, mud or fill dirt may require extra concrete in footings. This will increase the cost of the footing.
18" thick and 8" wider than walls to allow for 4" projection on either side of wall. Footings are designed according to the builders' instructions for frost protection after backfill. Advanced Concrete Foundations cannot be responsible for freezing by lack of backfill.
Concrete Mix: 3000 P.S.I.
Reinforcing: Horizontal #4 rebar at 2' on center with a minimum of 2 bars
2' tall wall - 2 pc. rebar throughout
4' tall wall - 2 pc. rebar throughout
6' tall wall - 3 pcs. rebar throughout
8' tall wall - 4 pcs. rebar throughout
9' tall wall - 5 pcs. rebar throughout
Anchor Bolts or Straps
7" anchor straps will be placed 42" O.C. and 12" from every corner. Anchor bolts and other size straps are available at an additional cost to builder. Special spacing of straps is also available at an additional cost to builder.
Concrete Mix: 3000 P.S.I.
Reinforcing: Wire Mesh
Size: 4" Concrete with 4" gravel, 6 mil vapor barrier and Wire mesh.
Finish: Power Trowel or Broom Finish
Slabs will be installed to conform to National Association of Homebuilders standards as referenced in their Residential Construction Performance Guidelines, Third Edition. The slab shall not have pits, depressions, or areas of unevenness exceeding 3/8-inch in 32 inches, except where the floor or portion of the floor has been designed for specific drainage purposes.
Concrete shrinks slightly as it cures (dries out) and contracts and expands with temperature changes. Due to the density of the walls and the fact that they are bound by the footing and at corners, cracks are not uncommon. The horizontal steel included in our walls works as temperature steel - not to eliminate cracks but to make them smaller so waterproofing will cover them. Another approach is to install control joints in the walls to attempt to make them crack at specific points. If this method is used there will typically be fewer, but larger, cracks that will need special attention when waterproofing. Minor cracks in concrete floor slabs are normal. Cracks exceeding 3/16-inch in width or 3/16-inch in vertical displacement shall be repaired if the slab is in conditioned space or the crack interferes with the installation of finish flooring.
Advanced Concrete Foundations cannot guarantee exact dates of starting or finishing jobs. Many variables affect our schedule such as weather, personnel, site conditions etc. It is therefore impossible to guarantee exact dates. Please allow 3-4 weeks for initial scheduling of your project.
Advanced Concrete Foundations will correct work at no cost to the builder as necessary to conform to the builders' plan. The builder will be charged for corrections caused by lack of information or incorrect information on plans. A minimum trip charge of $250.00 will be added to the cost of this rework. The builder is responsible for the inspection of our work and must notify us immediately if it does not conform to the plans so that the appropriate corrections can be made. Advanced Concrete Foundations is not responsible for corrections to work by other tradesmen if we have not been notified of deficiencies in our work and been given adequate time to schedule and make corrections, prior to other trades beginning work.
Advanced Concrete Foundations will remove all lunch trash and small debris created by the crew. Scrap lumber will be placed in the builders designated scrap pile. Concrete and pump trucks will wash out on site, which will be left for the builders disposal at backfill.
Where wall ties penetrate the wall below grade Mastic should be applied with a putty knife. The wall should be dry and top of footing swept clean. Dampproofing may then be applied with brush, roller, or sprayed on. There is no guarantee with this system; however it is used successfully by many builders.
There are many waterproofing systems available from various reputable dealers. The cost and warranties of these systems will vary. It is a recommended that the builder use a waterproofing system, especially in areas of poor drainage or unusually wet conditions. If control joints are used in the wall, a waterproofing system will be needed. Should the builder choose to use Advanced Concrete Foundations as their waterproofing contractor, our standard specs are as follows and they carry with them a 40 year limited warranty through Advanced Concrete Foundations, although we are able to accommodate any system that the builder desires, with appropriate forewarning:
MarFlex 5000 (Water-based)
Total Cure Time: 24 hours
Thickness: 60mil dry
Drain & Dry Specs
Minimum Drainage: 65 gal per hr/lineal ft
Compressive Strength ASTM C-156 46.8psf
Drain& Dry is made with ECOSE Technology that converts bio-based materials into an inner polymer that bonds mineral wool strands together, eliminating the formaldehyde and phenols found in traditional binders and insulations
All basements should have footing drains with gravel. Should the builder choose to use Advanced Concrete Foundations as their Footing Drain contractor, our standard specs are 4" perforated flexible black plastic tubing, covered in 18" gravel and filter/construction fabric.
Payment is due within five days of the completion of work, unless other arrangements have been made. A service charge of 1 ½% per month will be added to invoices not paid within 30 days of completion of work. The builder will pay all collection expenses including court cost and legal fees, if necessary.