Garnet Heather – Brantford Condominium End Unit Walk Out





  • 9“ Solid concrete exterior walls
  • 8” Solid concrete shared common wall on one side of home only
  • Steel rebar at all concrete step junctures
  • Delta MS foundation protection membrane on exterior concrete walls
  • Weeping tile and clear crushed stone connected into sump pump
  • Sump pump connected into storm sewer
  • Cold cellar with ventilation and thermal insulated door
  • Poly dampness barrier below concrete slab


  • 8’ High lower level
  • 9’ High first floor level
  • 2”x6” Kiln dried spruce framing to exterior and load bearing walls
  • Engineered trusses to roof and floor construction
  • Solid plywood sheathing to floors, roof and exterior walls
  • All plywood floors nailed and screwed in place
  • 2”x4” Kiln dried spruce framing to interior partition walls
  • First level common shared wall, is constructed with 8” concrete block, strapped and dry walled


  • Maintenance free clay brick, cultured stone or stucco veneer with vinyl fascia and soffit
  • All elevations, colours, styles, details and materials are predetermined and architecturally controlled
  • All windows to be vinyl extruded with double glazed and thermopane low-e glass and screens where applicable
  • Exterior doors to be insulated, metal clad with deadbolt locks
  • Front door to be full light
  • Rear patio doors to be triple light swing style
  • Shingles to be 50 year full body architectural profile on top of rhino guard synthetic underlay over total plywood roof area with metal vents and valleys
  • Finished metal garage doors with top row windows
  • Covered concrete front porch
  • Pressure treated framing rear yard composite deck (8’x10’) with maintenance free rail
  • Rear yard exterior access to yard maintenance room


  • 100 amp electrical service with circuit breaker panel
  • Electric outlets as per electric safety authority including stove and dryer
  • Copper wiring throughout
  • Exhaust fans to all bathrooms (50 cfm) and rough in for kitchen microwave/range hood venting to exterior as well as rough in dryer vent to exterior
  • Smoke detectors to government standards ( ulc )
  • Carbon monoxide detectors to government standards ( ulc )
  • Ceiling Lighting to all closets, hallways, bathrooms, bedrooms, 10 pot lights, hanging lights to island, 3 chandeliers
  • Two exterior weather protected ground fault outlets
  • Two electrical garage door openers with exterior access pad
  • Door chime at front door
  • 4 cable tv outlets  initiated from lower utility room
  • 4 telephone jacks and cat5 computer wire to study
  • Decora light switches and outlets throughout
  • Baseboard heating to rear yard storage room
  • Electric fireplace with custom built mantel and surround to lower level
  • 2 ceiling speakers for media/tv
  • Security alarm system with exterior door contacts and 2 motion detectors


  • Upgraded Furnace to be brand name natural gas fired blown air 95% high efficiency furnace  with 2 stage gas valve and ECM blower
  • Upgraded Wall mounted Exterior 2 ton, 14.5 seer air conditioner, heat recovery ventilator connected to HVAC system
  • High efficiency power vented 40 gallon hot water heater (not rented)
  • Insulation energy ratings in living space to be R50 in attic space, R22 in exterior walls above grade, strapped and batt R12 to exterior walls below grade


  • PEX piping throughout
  • MOEN Brushed nickel faucets to bathrooms,  Brantford series
  • Double stainless steel undermount sink to kitchen with stainless single lever high arc pull down faucet, Brantford series
  • Mirolin acrylic 34”x 72” soaker tub to ensuite
  • 34”x40” designer glass shower with ceramic to ensuite
  • Above counter vessel sinks to ensuite and lower bath
  • Contemporary pedestal sink to powder room
  • One piece high efficiency toilet with skirted bowl to ensuite
  • Two piece high efficiency toilet to powder room and lower bath
  • Two exterior water taps
  • Rough in water supply to dish washer, refrigerator and washing machine
  • Towel bar and toilet paper holder to all baths

Interior WALL finishes:

  • All finished areas to have ½” drywall throughout with  metal resilient channel between ceiling board and roof trusses.
  • 10’ high coffered ceiling to living room area
  • All walls taped and sanded. California finish to ceilings, smooth finish for bath,
  • Kitchen and laundry
  • Water resistant Dense shield board used beneath tile on all showers and bath surround
  • All walls painted with high quality Brand Name Paint ( Benjamin Moore or Sherwin Williams )

Flooring and wall tile:

  • Engineered hardwood flooring on upper level
  • Larger size decorative ceramic tile to floors in bathrooms, laundry and kitchen from builder samples
  • Ceramic wall tiles to ensuite shower and tub appointments. Decorative glass tile band in ensuite. Ceramic tile to lower level ensuite tub enclosure
  • Glass enclosed shower to first level ensuite

Trim and stairs:

  • Stained oak hardwood stairs and banister ( grains and hues may vary)
  • Designer wood trim and doors includes 3 ½ ” back band casing and 5 ½” baseboard with stepped shoe
  • mould to hardwood areas and 5 panel doors throughout
  • One bi-fold to utility closet in laundry area
  • Rubbed bronze contemporary style door hardware throughout
  • Space age shelving to all closets

Kitchen and bathroom vanities:

  • Engineered plywood cabinets with solid  hard wood door fronts and hard wood drawer fronts Includes pantry and island to kitchen
  • Thermofoil wrap MDF doors and drawers to lower level ensuite
  • Granite counter top to kitchen, mdf post form counter tops to ensuite and lower ensuite


  • To follow approved professional landscape plan as municipal requirements, including sod,  river rock or ground cover to all areas of property that are not paved.
  • Decorative stone pavers to common roadway with patio stone walkway to front door
  • Rear property line to be fenced
  • Major retaining walls to be armour stone
  • Minor retaining walls in garden areas to be 6”x6” timber
  • Decorative Paver Stones to driveway( colors selected by builder )
  • Decorative paver stones to rear patio -16’x13′ under deck and 4′ wide walkway to storage room
  • large 16′ x14′ Pressure Treated wood deck with one privacy screen ( optional Grey composite upgrade is $ 4,900.00 )
  • 13 lineal feet of 6′ high pressure treated wood privacy fencing in rear yard between units ( optional extended full length of yard privacy fence is $1,100.00 )