top of page

WARKWORTH APPARTMENT RENOVATION PROJECT

Overview

The project is to fully renovate a two bedroom apartment that is a top of a commercial establishment (pharmacy) in Warkworth Ontario.

The building is over 100 years old, with some updates. The unit is going to be opened up and a majority (if not all) of the walls should be taken back to the studs as the existing finished walls are lathe and plaster; and because the existing insulations is questionable.

It is currently a two bedroom with one bathroom.

The objective will be to transform it into a modern two bedroom with two bathrooms and a laundry room.

The intended use will be for the living quarters of the Warkworth Pharmacist. The client has no intention of ever selling this location and wants a solid, and safe build that will last.

NOTE*

All trades will be require to provide a professional service including maintaining a clean and safe worksite at all times.

 

PPE REQUIREMENTS:

-Steel toe boots on at all times.

-Safety glasses, Hard Hat, and Gloves required to be on the same floor that you are working.

Smoking, Vaping and Alcohol are forbidden on the job site.

Common curtesy, mutual respect and discretion will be expected at all times.

COVID-19 PROVISIONS

Trades will be scheduled to work autonomously, limited to only their own crew on any given day.

N95 face mask will be required to be properly worn inside if someone outside of your household is on the same floor.

Assistance will be provided by the General Contractor to any trade requesting additional support, at any time.

ELECTRICAL SCOPE

Currently there is a 200amp (Square-D) entrance/service panel in the basement that is shared with main-floor Pharmacy.

The Client is open to having a separate service entrance to separate utilities cost from the business. This would probably make running new power lines to the unit simpler, especially if the entrance were installed on the second floor where the unit is located. That is if it is feasible, convenient and cost effective. Client is also open to not having separate service entrances.

Client is open to an Industrial look with surface mounted conduit if need be in whole, in part, or not at all.

The Electrical Company shall provide a written quote reflective of time and material to the General Contractor; Apex Installations & Renos Inc for the following:

 

Application and cost for ESA Permit.

Scheduling inspection(s) with ESA.

Scheduling appointments with local power company, to shut off/on and/or supply new service power to the unit.

Pay for cost(s) incurred with local power company.

 

[NOTE* - the Electrical Company will insure that service is restored in a timely manner, and that back-up power will be provided to insure business continuity for the main floor pharmacy if it should happen to be interrupted. The Electrical company will be responsible to determine the load requirement for any power backup that is required while doing their work. and will be responsible for providing the means of power back-up and the costs incurred with such provisions. The electrical company will be responsible to setup the backup power in a safe manner which will not disturb and/or interrupt neighboring businesses and residence.]

The Electrical company will provide an installation service based on the current Canadian Electrical code as a minimum baseline.

New Service Panel, (if need-be as a separate entrance) [Siemens preferred, based upon availability] 

AFCI Breakers for Bedrooms, living/dining room, hall as required by code.

Whole Home Surge Protector at the Service Panel. 

Electrician will be required to accurately label service panel breakers with a label maker, (not hand written).

Ceiling Mounted Boxes for Lighting and wall Receptacles will be on separate circuits.

Bedroom 1, Bedroom 2, Hallway, Livingroom Receptacles will be on separate circuits.

***If a separate service panel is installed, a separate electrical feed may be required for a separate electrical hot-water tank.

Will most likely require all new switch/receptacle/ceiling boxes.

Will provide all new Leviton Decora LED compatible light switches (and dimmers where required)

Will Provide all new Leviton Decora LED compatible dimmers in Living Room, Kitchen & Master Bedroom. (3)

Will provide all new Leviton Decora Tamper Resistant Receptacles.

Will provide Leviton Decora "Preferred" wall-plates.

Will provide keyless lamp holders for each ceiling light box, with one A19 60w equivalent daylight lightbulb per lamp holder.

BATHROOM

Will provide an exhaust fan and installation for each bathroom suitable for 7 air exchanges per hour.

Will provide a 20 amp GFCI for each bathroom on separate circuits.

Will provide a switched light on the ceiling and over the vanity in each bathroom.

Will provide a separate Switches for Lighting and Exhaust Fans in each bathroom.

Will provide an independent 30amp receptacle for dryer in common bathroom/laundry-room

Will provide an independent 15amp receptacle for washer in common bathroom/laundry-room

Will provide an independent 20 amp GFCI for Iron/steamer receptacle in common bathroom/laundry-room

(The common bathroom/laundry-room may require two ceiling mounted light boxes, but on the same switch)

KITCHEN

Will provide and install Independent Receptacles for:

Fridge, Microwave/Exhaust Fan, Dishwasher, Stove/Oven (40amp)

Counter Top Receptacles; independent 20 amp GFCI, (2)

Will provide an independent switched ceiling mounted light box for kitchen area.

Will provide an independent switched ceiling mounted light box for walk-in pantry.

Will provide independent switched undercabinet lighting.

LIVING-ROOM, BEDROOMS & HALL

Will provide one switched ceiling mounted light box for each area.

Will provide one recessed media plate with duplex receptacle at approx. 5ft high for TV in Living Room

SAFETY

Smoke Detector/Strobe in each bedroom (2), and upper and lower common area (2) with hardwire traveler as per electrical code.

Emergency lighting & Fire Exit Sign in common area over stairs.

Will confirm that 18/5 Thermostat Wire is installed from common living area to furnace control panel.

Will confirm that a low voltage door chime is installed in hallway and switch is installed at the front door.

 (using CAT6 from switch to chime)

Will provide a 3way switch in the living-room for the common bathroom exhaust fan.

​NOTE* 

The General Contractor will be providing and installing communications access for:

Internet/Telephone CAT6 Hub

Television HUB CAT6 / RG6

Please provide a detail quote, separate time and material, and itemize material by product and room.

One year written warranty on craftmanship and defective material from time of project completion will be required.

Letter of Insurance and Form1000 required prior to commencement.

Upon completion and receipt of payment in full, the electrical company will provide final ESA inspection certificate.

END OF ELECTRICAL SCOPE

MECHANICAL/PLUMBING SCOPE

 

This unit is inside of a structure that is 100+ years old. It is assumed that the drains are cast-iron and the supply lines may be galvanized pipe.

The unit is going to be opened up and a majority (if not all) of the walls will be taken back to the studs as the existing finished walls are lathe and plaster; and because the existing insulation is questionable. All of the existing tubs, showers, sinks, toilets will be removed by the demolition team. The existing water supply and drains shall be removed

Upon walk-through inspection, it will be determined by the plumber.

-if a separate Hot Water Tank should be installed.

or

-if the existing HWT is sufficient for both pharmacy and home.

or

-if the existing HWT should be replaced.

The Mechanical/Plumbing Company shall provide a written quote reflective of time and material to the General Contractor; Apex Installations & Renos Inc for the following:

 

Application and cost for Permits.

Scheduling inspection(s) with TSSA if needed.

Scheduling appointments with local utility company, to shut off/on and/or supply new service power to the unit, if needed.

Pay for cost(s) incurred with local utility company for site visit(s) or request(s) made by Mechanical/plumbing Company.

 

The Mechanical/Plumbing Company will provide an installation service based on the current TSSA code as a minimum baseline.

*The hiring party and the General Contractor will be providing the finishing hardware; such as:

Sinks, Tubs, Showers, Faucets, Appliances, Vanities & Counter Tops.

The Plumbing Contractor will provide all apparatuses and service(s) for connections to the finishing hardware, including valves, seals, compounds and connecting hardware.

The Mechanical/Plumbing Company will provide:

Replace all existing shutoff valves with 1/4 turn ball valves (specific to the dwelling unit)

Labeling for all Shutoff valves where its purpose is not obvious

Individual shutoff valves (1/4 turn ball valves) for each individual water appliance (sinks, showers, fridge, washer)

Appropriate bracing for all plumbing installations as per TSSA Code

A Water Hammer arrestor at the Unit Level

A Wax Bowl Ring - Appropriate to the floor condition in relation to the Toilet.

Label the Main Shutoff

KITCHEN

Water Supply and Drain

Kitchen Sink- installation and connection to the drain.

Faucet - Installation and connection to the water supply.

Dishwasher - Installation and connection to the water supply.

Recessed Fridge Ice Maker installation kit connection Installation and connection to the water supply.

 

MASTER BATHROOM

Supply and Drain

Tub/Shower Installation and connection to the drain

Sink & Faucet - Installation and connection to the drain and water supply.

Toilet - Installation and connection to the drain and water supply.

 

COMMON BATHROOM / LAUNDRY ROOM

Supply and Drain

Tub/Shower Installation and connection to the drain

Sink & Faucet - Installation and connection to the drain and water supply.

Toilet - Installation and connection to the drain and water supply.

Washing Machine - Installation and connection to the drain and water supply.

Provide and Install Washer Recessed Water Box with Valves, Drain, and Hammer Arrestor

Laundry Sink and Faucet - Installation and connection to the drain and water supply.

Floor drain ???

P-Trap Primer ???

(Would a floor drain and P-trap Primer be required in an apartment above a commercial establishment.)

 

AIR DUCT & VENTILATION

Client inquired if a separate HVAC is feasible...

The HVAC venting in the unit is very poor. There is only one vent in mid floor in the living room. The rest of the vents are in the baseboards near the center of the unit. It would be preferable to route venting to under each window. Including the bedrooms and bathrooms. This unit is very cold, due in part by insufficient venting, and poor insulation. It also appears that there is no cold-air-return in the unit. This would also have to be resolved.

Bathroom Exhaust Fans - insulated venting to be supplied and installed leading to the outdoors with a backflow valve.

Kitchen Exhaust Fan - venting to be supplied and installed leading to the outdoors with a backflow valve.

Laundry Dryer Exhaust - venting to be supplied and installed leading to the outdoors with a backflow valve.

Provide and Install a Recessed Dryer Vent Box

***All exterior vents should be a 4" galvanized steel vent with a varmint shield.

 

GAS

*Currently their is a Gas fueled stove in the Living Room. The gas line runs across the top of the baseboard. This will have to be removed for renovations and we would have to rethink the installation method.

 

Other than this heating appliance, no gas lines will be installed for any appliances. 

We will need this Heater re-installed.

Please provide a detail quote , separate time and material, and itemize material by product and room.

One year written warranty on craftmanship and defective material from time of project completion will be required.

Letter of Insurance and Form1000 required prior to commencement.

END OF MECHANICAL/PLUMBING SCOPE

DEMOLITION

Demolition Crew

Disposal Bin

 

SITE SETUP

Safety Barrier

Safety & First Aid Station

FINISHING TRADES

Upgrade Insulation for the outside walls.

FINISHING 

Drywall Boarding

Corner Beads

Mud and Tape

Sanding

Priming

Painting

Casings and Baseboards

Doors

Door hinges and handles

 

​Lighting Fixtures

Window Curtains/Blinds

 

FLOORING

Requires a hardwood floor specialist to Sand, Stain, and Seal existing Floors

TILE INSTALLER

Required for the Kitchen and Bathroom flooring and backsplash

POINTS of CONCERN

Windows

2nd Fire Exit​​

(large window in bathroom for fir exit)

Entrance Level; remove window and install exit door to the side

 

Exit Doors

Staircase refinishing

Railing for Stairs

 

Entrance

Storage/Closets   Wardrobe

 

Heating and AC 

​​

Security System?

Entrance Door Lock?

Smart Home?

Doorbell

SHOPPING LIST

Large Materials Required:​

KITCHEN

Cabinets

Countertop

Pulls

Fridge

Stove

Microwave/Vent

Dishwasher

Backsplash

Floor Tile

BATHROOMS

Tub/Shower

Shower Faucet

Sink / Vanity 

Sink Faucet

Vanity mirror and medicine cabinet

Vanity Lighting

Toilet

​Towel Racks

Backsplash

Floor Tile

LAUNDRY ROOM

Washer and Dryer

Ironing Board Cabinet

Laundry Sink

Sink Faucet

LIVINGROOM

Internet/Telephone CAT6 Hub

Television HUB CAT6 / RG6

Ceiling Lighting Fixtures for each room

Fire Extinguishers ​(2)

Interior Doors

Exterior Door

Door Hinges

Door Handles

Thermostat

PHOTOS

Existing Kitchen and Laundry - to be gutted and turned into a common bathroom with shower and laundry room.

Location of New Kitchen - Stove, Sink and Fridge to be installed along this wall.

Livingroom - and will be used as dual purpose dining/living-room.