FRAMING LABOR SCOPE OF WORK
by Subcontractor representative
at Subcontractor email
Objective of this Scope of Work
► To ensure exterior and interior framing of the house is built to plan specifications, is plumb, square, and level, and meets all code requirements for structural soundness.
Terms used in this document
►SITE SUPERINTENDENT: shall refer to any Company representative with authority to enforce this Scope of Work.
►SUBCONTRACTOR: shall refer to the Subcontractor's organization, its employees, or any representative of the Subcontractor assigned the authority to perform per this Scope of Work.
Framing Labor is divided into multiple sections. This Scope of Work covers all sections.
Framing Labor: General
► The framing Subcontractor is responsible for ensuring that the house is framed per plan with all dimensions correct, work plumb, square, and of the highest quality. The house’s final appearance begins with the framing Subcontractor. The quality of the work of the Subcontractors following the framing Subcontractor depends in large part on the quality of the framing Subcontractor’s work.
► A new set of plans is required for each house. Plans are subject to changes and modifications. It is the responsibility of the Subcontractor to have the most current plans before beginning work. ► The Subcontractor, at no cost to Company, will correct any errors that occur from using an non-current set of plans. ► Company must rely on the Subcontractor to note any incorrect features found during framing. Should an error be found, please notify the Site Superintendent immediately so that corrections may be made. ► The Subcontractor will be furnished with a copy of the material order for the job. If any items are missing or substituted the Site Superintendent should be informed immediately. ► All work is to be done by trained, experienced individuals. ► Notching, drilling, and cutting of framing members compromise the structural integrity of the house. Under no circumstances shall roof or floor trusses be cut, notched, or otherwise damaged. ► The Subcontractor shall keep the waste of materials to a minimum. Wasted or damaged materials will, at the Site Superintendent's discretion, be charged to the Subcontractor. ► All nails are to be firmly set. No bent nails shall protrude into or onto any area that will receive door casings, drywall, or other types of finish. ► The foundation Subcontractor is responsible for setting anchor bolts into the foundation. The framing Subcontractor is responsible for boring the necessary holes to accommodate the anchor bolts. The framing Subcontractor is responsible for the completion of the anchor bolt installation with washers and nuts. ► All foundation vents shall be installed in appropriate locations and quantities by Subcontractor. ► Safety bracing shall be installed around all openings with drops of more than 2 feet. All openings for exterior doors, sliding doors, etc., that have a drop of more than 2 feet shall be blocked by crossbars running horizontally at 24 and 36 inches across the opening. ► Framing and sheathing members shall be fastened according to code and manufacturer’s instructions. ► Drywall backing shall be installed throughout the house to ensure proper installation of drywall. ► Adequate deadwood at shower stalls, windows, doors, corners, and other areas, ensuring an adequate solid surface area for doors or exterior trim anchorage, shall be installed by the Subcontractor. ► All firestops shall be installed per code (chimney chases, under tubs, around showers, etc.). ► The Subcontractor is responsible for setting temporary stairs before beginning the next level. ► Temporary handrails shall be installed on all stairs. ► It is the responsibility of the Subcontractor to install all trusses correctly according to the layout furnished with the trusses and to plan. ► Thresholds shall be braced before the job is complete. ► All temporary bracing, except safety bracing, shall be removed at the completion of the framing. ► All extra material will be stacked in the garage and the Site Superintendent, together with the Subcontractor, will inventory the excess material. The inventory list shall be attached to the Work Order and invoice submitted for payment. ► All trash and building debris shall be removed to the dumpster or to an area designated by the Site Superintendent. ► The house shall be broom-swept before job shall be considered complete. ► The house must pass all framing inspections before the framing labor will be considered complete. ► All labor for any corrections required by the framing inspectors will be at the expense of the Subcontractor. ► Any items found during the final inspection that need correction shall be corrected before payment will be made.
► All bottom plates where the wall is to sit on concrete shall be pressure-treated wood. In no circumstances shall material that is not pressure treated come in contact with concrete.
► All framing materials should be of appropriate size, species, and grade to meet building code requirements and/or specifications where they exceed code requirements. Lumber that is inferior shall not be installed.
Framing Labor: Floors
► Floor system variance should not exceed 1/4 inch out of level in 20 feet, with no ridges or depressions in excess of 1/8 inch within any 32-inch measurement. Floor trusses shall be installed per the manufacturer’s layout.
► Subfloor panels shall be installed with long direction perpendicular to joists, and with staggered end joints. Floor sheathing shall be level and securely attached to supports to provide an adequate base to receive finish flooring and fasteners. ► All subflooring shall be installed with a 1/8-inch gap between pieces to allow for swelling due to the absorption of moisture. Gaps larger than 1/8 inch shall be filled with acceptable filler, then smoothed and sanded. ► All subflooring shall be glued and screwed immediately after the application of the adhesive. ► The Subcontractor shall repair any subflooring that squeaks, creaks, or gives due to improper installation. ► Any buckling of the subfloor caused by the subflooring being installed too close together shall be planed, sanded, and smoothed by the framer. Any gaps larger than 1/8 inch in the subflooring shall be filled with durorock and sanded smooth. ► No subflooring shall float at joints or squeak overall. ► Any overlapping of subflooring pieces due to swelling or buckling shall be planed, smoothed, and leveled.
Framing Labor: Walls General
► Studs, plates, cripples, and headers shall be cut squarely and within 1/8 inch of required length.
► Wall layout measurement variance shall not exceed 1/8 inch in 20 feet. ► Bearing walls should not exceed 1/4 inch out of level in 20 feet, with not more than a 1/8-inch ridge or depression within any 32-inch measurement, and not more than 1/2 inch out of level over the entire bearing surface. ► Interior and exterior walls shall not vary more than 1/4 inch out of square when measured along the diagonal of a 6-foot x 8-foot x 10-foot triangle (see image below) at any location. Walls shall not be more than 1/8 inch out of plumb in any 48-inch vertical measurement. ► To check for square, measure 8'-0" out of the corner down one wall and 6'-0" out of the corner down the other wall. The marks should be exactly 10'-0" apart. ► No warped studs shall be used. ► All top plates shall be doubled 2x material. ► All headers shall be true and level using appropriate material. ► All brights must be hammered over from the underside of the floor sheeting to clench the nail. A “bright” is a nail driven through a bottom plate of a wall that is not driven into a structural member of the floor system. Brights are a major source of floor squeaks. ► Window and door headers shall conform to code requirements and be installed crown up. Window and doors should be checked with a level for jamb squareness and straightness. ► 1x4 blocking shall be cut-in in kitchen when wall cabinets will not be hung from the top plate. For 30” high cabinets on all walls, blocking height is at 84” oc. For 42” cabinets on 9’-0 or higher walls, blocking height is 96” oc. Other heights must be confirmed with job superintendent. ►1x4 blocking shall be cut-in in baths for the placement of bath hardware. Blocking for towel bars shall be centered at 54" above sub-floor. Blocking for grab bars shall be centered at 37" above sub-floor. Blocking for toilet paper holders shall be centered at 24" above sub-floor. ► Garden tub and tub/shower units shall be placed inside the bath areas before the bathrooms are framed. All framing for bathrooms shall be completed only after the tub units are inside. ► If the Subcontractor is responsible for setting windows and exterior doors the Subcontractor shall follow and abide by the Window and Exterior Door Installation Scope of Work. Window and exterior door installation will be checked using the Window and Exterior Door Installation inspection report. ► Doors and windows shall be installed level, plumb in both directions, and squarely into the opening with no more than a 1/4-inch-in-4-feet deviation in any direction. Windows and doors should be installed so that they operate properly as intended and with reasonable ease.
Framing Labor: Walls Exterior
► Sill sealer insulation shall be installed in all exterior walls and walls separating the house from the garage. Sill sealer shall extend slightly on each side of a plate. It must be visible for all inspections.
► All exterior walls on concrete stemwalls shall be attached within 12” of bottom plate breaks. ► All exterior walls shall be constructed of the appropriate studs set 16 inches on center. ► Exterior sheathing shall be installed according to manufacturer’s instructions. No broken pieces of sheathing shall be left in place. No gaps or missing pieces shall be allowed. ► Exterior wall sheathing shall be smooth, securely attached to supports, and shall provide an adequate base to receive siding and fasteners. ► All window and door openings shall be level, plumb, square, and built to the correct rough opening size as specified by the manufacturer. ► Individual garage doors shall have appropriate header material installed. Headers must be completely and securely resting on, and fastened to, supporting jacks. ► If the plans call for brick, the brick lintel must be installed so that it reaches the outside edge of the supporting jacks. ► Sliding glass doors shall be framed per the manufacturer’s rough opening specifications. ► All exterior corner walls shall be braced. ► All exterior hung door openings, including garage-to-house doors, shall be framed 2 7/8” over in height and 2” over in width.
Framing Labor: Header Construction
► For standard loads, headers for openings less than 48" shall be minimum (2) 2 x 6 Douglas fir or MicroLam.
► For standard loads, headers for openings 48" - 71" shall be minimum (2) 2 x 8 Douglas fir or MicroLam. ► For standard loads, headers for openings 72" - 95" shall be minimum (2) 2 x 10 Douglas fir or MicroLam. ► For standard loads, headers for openings 96" + shall be minimum (2) 2 x 12/equal Douglas fir or MicroLam. ► For non-standard loads, headers for openings will be per engineering.
Framing Labor: Walls Interior
► Interior walls shall be fastened through to supporting structural members below walls whenever possible. When interior walls are fastened to floor sheathing only, nails must be clenched from underneath.
► Interior non-load-bearing walls shall be constructed of 2x studs set to a maximum of 24 inches on center. ► If the plans call for interior load-bearing walls, the framing members for such walls shall be set 16 inches on center. ► Basement load-bearing walls shall be 2x6 studs set 16 inches on center. ► All interior hung door openings shall be framed 2 1/2” over in height and 2” over in width. ► All bi-fold door openings shall be framed 1 ½” inches over in height and 1 1/2” over in width. ► All bypass door openings shall be framed 2” over in height and 0” over in width. ► All pocket door openings shall be framed 4½” over in height and 2 x callout size plus 2” in width. ► 2x6 blocking shall be installed at all bathroom locations where towel bars, paper holders, grab bars, etc. will be located. Blocking height is 54” for towel bars and rings, 37” for grab bars, 24” for paper holders. ► If the house plans call for the water heater tank to be located in the garage area rather than in a storage room in the garage, the Subcontractor is required to frame two walls, with the third wall being the house wall, in the area of the hot water tank. One wall must protect the hot water tank from impact or damage by an automobile.
Framing Labor: Roof
► Trusses shall be set as per layout from truss manufacturer.
► Particular attention shall be paid to “Top” stamp and bearing tags. ► All joist hangers shall be installed and nailed with a nail in each hanger hole. ► No truss may be cut, notched, nicked, or otherwise damaged. If any truss is accidentally damaged the Site Superintendent should be notified immediately. No truss may be repaired without the approval of the manufacturer’s engineer. ►Roof structural members should be installed securely and be within 1/4 inch of plumb from collar tie to top of ridge. Ridge shall not vary more than 1/4 inch out of level plus or minus over the entire length. ► Roof ridge beam deflection shall be no greater than 1/2 inch in 8 feet. ► Roof sheathing shall be smooth, securely attached to supports, and shall provide an adequate base to receive roofing nails and fasteners. Sheathing shall not bow more than 1/4 inch in 24 inches. ► Gable ends shall be completely sheathed. ► Wind bracing shall be installed at gable ends. ► Attic access holes and/or disappearing stairs shall be framed at locations shown on plan or as directed by Site Supervisor. ► Attic access holes shall be framed to a minimum of 20 inches wide x 30 inches long. ► Where the plans call for the HVAC unit to be placed in the attic, the Subcontractor must frame a minimum 20-inch-wide-by-30-inch-long access opening for the unit(s) in the attic. A passageway from the access hole to the area of the HVAC unit must be a minimum of 22 inches wide by 30 inches high. The passageway must have a minimum 22-inch-wide floor. Flooring shall extend a minimum of 30 inches in width along the control side of the equipment with a 30-inch-high clear working space on all sides where access is necessary for servicing the HVAC unit. If two units are to be installed in the attic the flooring area must be increased to accommodate two units. ► Roof ventilation holes shall be cut per plans. ► Ridge ventilation, if installed, requires that sheathing be held back 2 inches from ridge line on both sides of ridge. Confirm ridge ventilation with Site Supervisor.
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