• 5/8” drywall on exterior walls.
  • 1/2" drywall on ceilings and interior walls.
  • Upgrade item: 5/8” drywall throughout.
  • Upgrade item: surfaces other than drywall (wood, metal, tile, etc.).
  • Level 4 finish throughout finished space. 
  • Upgrade item: level 5 finish.


  • Primed with 2 coats of zero VOC latex paint.
  • Applied with 3/8” nap roller.
  • Ceiling color white, flat sheen.
  • Wall color: up to 3 light colors, sheen eggshell.
  • Upgrade items: semi gloss or gloss finishes, dark or saturated colors, more than 3 colors.


  • Drywall returns at all interior sides of all windows and exterior doors.
  • 1x3 painted pine casing at all interior doors.
  • 1x4 painted pine casing at all baseboards.
  • Upgrade item: wood window sills at interior.
  • Upgrade item: casing at windows and exterior doors.



  • First floor: polished, sealed, naturally colored concrete as part of slab-on-grade system.
  • Upgrade items: tile floors, wood floors.
  • Alternate first floor: clear finished wood flooring over frame-on-pier floor system.
  • Upgrade items: tile floors, natural linoleum.
  • Second floor (if applicable): clear finished wood flooring.
  • Upgrade items: tile floors, natural linoleum.



  • Clear finished wood treads, clear finished wood risers, no skirt boards, no scotia molding.
  • Drywall half wall with wood cap and attached handrails.
  • Upgrade: Handrails/balustrades: square, painted newels and balusters, clear finished rectangular handrails.



  • IKEA Sektion cabinets.
  • Upgrade: Custom or semi-custom cabinets.
  • IKEA Sektion countertops (laminate or hardwood).
  • Upgrade: Solid surface, stone or custom laminate countertops.



  • IKEA Godmorgon cabinets with integral sink and countertop.
  • Upgrade: Custom or semi-custom cabinets and/or countertops.
  • IKEA faucets.
  • Upgrade: other faucets.
  • Kohler Sterling acrylic shower units or tub/shower units with shower rod and curtain.
  • Upgrade: Custom tile showers, glass doors.


  • CDM wood/wood finger jointed pine windows with 1 RAL color, located in center of wall assembly.
  • Upgrade item: 2 RAL color, or Alu Clad windows
  • Upgrade item: Clear finish Pine wood/wood windows



  • Interior: Painted, hollow core molded doors with Schlage knobs.
  • Upgrade: solid core, solid wood, natural wood, glass panel, and/or sliding doors.
  • Exterior: Intus frame size 39”w x 85”h outswing full glass panel door.
  • Upgrade: other sizes, other brands, lift-and-slide, solid (non-glass) doors.



  • 1x8 “Standard grade” (#4 equiv.) rougherhead shiplap siding, installed vertically on 1 ½” rain screen, unfinished, rough side out.
  • Upgrade: Rough side out.
  • Upgrade: finished with clear, translucent or solid stain.
  • Upgrade: Hardiplank or other fiber cement siding.
  • Upgrade: Eastern white cedar shingles, wood clapboards or other wood siding.
  • Upgrade: Corrugated metal siding.


  • Windows and doors: 1x8 exterior extension jambs projecting flush to or proud of face of siding, with no additional casing. Same material at exterior sills, pitched for drainage.
  • Upgrade: exterior casing.
  • Upgrade: metal exterior sills.
  • Roof rake and eave trim: none/no overhangs.
  • Upgrade: overhangs and/or trim at roof edges.
  • Corner boards: none.
  • Upgrade: add corner boards.


  • 24 gauge standing seam Galvalume roofing over 2 ¼” vent space over Pro Clima Mento sarking membrane.
  • Upgrade: Painted galvalume roofing.
  • Upgrade: Add gutters, snow guards, rain diverters, ridge venting.
  • Option: Add solid roof deck with asphalt roof shingles.


Decks and Porches

  • Pressure treated southern yellow pine framing with 1x6 eastern white cedar decking, fastened with stainless steel screws through the face.
  • Upgrade: Hidden fasteners.
  • Upgrade: Tropical hardwood decking (Ipe, Meranti).


  • Basic wiring throughout.
  • Upgrade: dimmers for lighting, smart home controls.
  • Keyless fixtures throughout living spaces and bathrooms.
  • Decorative lighting fixtures.
  • Switched outlets in bedrooms.
  • Upgrade: hardwired lighting in bedrooms
  • Single exterior fixture at each door.
  • Upgrade: Additional outdoor lighting.


  • Basic plumbing throughout: conventional kitchen sink and faucet, single showerheads with pressure-balanced controls.
  • Upgrade: Thermostatic controls, multi-head showers, oversize/apron front kitchen sink.



  • Air source heat pumps as required for evenly distributed heat.
  • Upgrade: radiant floor heating.
  • Ducted Heat Recovery Ventilator for whole-house ventilation.
  • Upgrade: Ducted energy recovery ventilator.
  • Option: Decentralized, balanced ventilation system.


We can suggest appliances you might consider, but we do not include appliances such as refrigerators, dishwashers or ranges in our estimates and they are always provided by owner.






We love working with passionate people.

There are several different ways we can work with you to help you create your dream home.
We can help you choose which way is best for you.

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