Standard Specifications

All homes are constructed to the R-2000 standard and accordingly, are
certified by the R-2000 program.  Energy Star certification is also available.

Upon acceptance of the design and price, every customer's contract includes a
customized list of detailed specifications specific to their own home.

The following are standard features in all of our homes.

Foundations & Foundation Walls | Floors | Walls | Roofs | Windows & Doors | Garages

Soffit & Fascia | Electrical Service | Heating Ventilation & Air Conditioning | Drywall & Trim

Paint | Plumbing & Fixtures | Decks, Patios & Sun Rooms | Landscaping | Allowances

Upgrade Considerations

Foundations and Foundation Walls

BASEMENT HOMES - Basement walls are constructed using poured concrete. On the interior, walls are insulated to full height with R-22 and clad with drywall.  On the exterior, the walls are waterproofed using a dimpled air gap membrane.  The foundation is completely encircled with 4” drainage pipe which is covered with stone.

SLAB ON GRADE HOMES (No basement) - The home is constructed directly on a steel reinforced, concrete slab. No crawl space is present.  This is made possible by a unique construction technique which utilizes insulation below the slab as well as between the slab and the concrete foundation walls.

Slab on grade homes offer many benefits.  They are excellent choices for those with mobility problems and wheel chair accessibility needs. There is no lower level to heat and no sump pump to maintain. Day to day living is enhanced by the presence of natural lighting throughout the home. A mechanical room is added to the main floor to accommodate the heating and ventilation equipment. In addition, increased storage closets and a storage area above the garage are also included.

Floors

Floors are constructed using manufactured joists.  Manufactured joists minimize floor deflection, allow longer spans between support walls, and are more environmentally friendly as they use less wood than dimensional lumber.  Sub-flooring, constructed using 5/8” tongue and groove spruce plywood, is glued to the joists and power nailed to eliminate squeaks. (no chip board is used)

Walls

Exterior walls are constructed of 2" x 6" spruce.  They are insulated with R-22 Johns Manville fibreglass insulation and clad with 1" extruded polystyrene. The resulting total wall insulation value is R-27 (Ontario building code requires R-18).

The standard wall height is 8 feet. Some plans incorporate 9’ ceilings, vaults, and coffered ceilings.

Exterior walls are carefully sealed with 6 mil polyethylene air-vapour barrier.  The rim joist is sealed using spray foam insulation. In addition, great care is taken to provide a drainage plane on the exterior of the building wall to ensure that exterior moisture from rain, sleet or snow cannot enter into the wall cavity.

All homes in the Mill Pond Woods development are masonry clad.  The standard choice is clay brick, although stone may be chosen as an option.

Roofs

The roofing system is framed with engineered raised heeled trusses. The use of raised or cantilevered trusses allows for a greater depth of insulation over the exterior rim plate. The result is increased energy efficiency and reduced likelihood of ice dams. In addition, raised heel trusses facilitate the installation of bricks above the windows.  This provides a more attractive exterior appearance.

Trusses are sheathed with ½" spruce plywood. (no chipboard is used). Standard shingle is 25-year asphalt.

Six mil polyethylene vapour barrier and resilient channel are secured between the underside of the trusses and the ceiling drywall. Resilient channel is installed to eliminate cracks caused by truss uplift and to provide a smoother ceiling.

Windows and Doors

Gordon Tobey Developments Ltd. is proud to use Northstar® windows in our homes. Standard windows feature: white, vinyl frames, Low-e glass, and non-metallic spacer bar. Low-e glass minimizes heat loss in the winter and heat gain in the summer. The non-metallic spacer reduces heat loss at the perimeter of the glass thereby reducing condensation on the window frames during winter months.  With reduced likelihood of condensation a higher level of relative humidity may be carried in the home.  Higher humidity yields more comfort in winter, and reduces drying out of the house structure and furniture

Windows can be single or double hung, casement, sliders or awning - with or without mullions.

Exterior doors are factory enamelled steel with vinyl clad frames. Customers may choose the desired colour at no extra cost.  Patio or garden doors can be either sliding or hinged to suit the customer's preference.

Garages

All homes have a 2 car garage with a minimum area of 20' x 20'.  This width is sufficient to ensure that people can disembark their vehicle inside the garage. Garages have either one or two doors. Doors are factory enamelled, insulated raised panel, steel with automatic ½ hp openers. Customers have a choice of colours.

The concrete floor is sloped away from the home to drain the water that falls from the car. For durability, we use thick, high strength, steel reinforced concrete with air entrainment. The floor is sawed into sections to induce cracking at the saw lines. For a stronger, slip free surface the concrete is swirl finished.

A 1/2 window exterior factory enamelled side entry door is standard in our garages (unless grade does not permit installation). Again, customer can choose colour. Entry to the house from the garage is standard. A drywall vapour seal exists between the house and the garage.

Soffit and Fascia

Aluminum soffit and fascia with continuous run eaves trough is standard. Customers may choose from a variety of colours at no extra cost.

Electrical Service

The electrical service panel is 200 amp. with breakers. Wiring is all copper with ample outlets in each room. Telephone wiring is installed in 5 locations. Television cable is installed in 3 locations. Smoke/carbon monoxide detectors included according to building code. Roughed in Central Vac is included. Additional options include spotlights, shower lights, stereo speaker wiring, eaves lighting, and security systems.

Heating Ventilation and Air Conditioning

All of our homes come standard with a combo heating system, a Van EE Gold Series Recovery Ventilator, air conditioning and a natural gas fireplace.

To provide heat throughout the home, a combo system employs a natural gas water heater and an air handler.  Water is heated in the 92% efficient water heater before being sent to the Air Handler.  At the Air Handler, heat is transferred from the water to air and then distributed to the home through a high velocity duct system. The Air Handler uses an electronic performance controlled fan motor (EPC) which can reduce electrical consumption by up to 50%.

The water heater used by the combo heating system also provides hot water to the home. For ease of maintenance, the water heater is rented from Reliance Energy.

The Van EE heat recovery ventilator provides fresh air continually to each room and controls house moisture during the heating season. It recovers energy from the exhausted air and uses it to pre-heat the incoming fresh air. All gold series heat recovery ventilators have a superior 80% efficiency.

Each air conditioning unit is computer sized for each home. For reduced electrical consumption, we install units with a superior seer rating of 14.  All A/C units use environmentally friendly non ozone depleting coolant.

The natural gas fireplace has electronic spark ignition. As compared to units with a standing pilot light, these units can reduce natural gas costs by up to $150/yr. Customer has choice of fireplace façade, hearth and mantel.

Drywall and Trim

All drywall on the main floor of the home is finished. Insulted exterior walls of the basement are drywalled but not finished. Garage partition walls adjacent to the house are drywalled and given one coat of compound. Drywalling and finishing the entire garage interior is an option.

All ceilings are smooth finished and painted.

Trim is oversized Colonial. Doors are 6 panel. Interior door hardware may be selected from a variety of styles and finishes. 

Paint

All interior drywall and trim are painted with top quality Glidden Deluxe 2000 paint. A semi gloss finish is used on doors and trim. An eggshell finish is used on walls. Customers can select up to 3 wall colours. Use of additional colour(s) is considered an upgrade. Ceilings are white with a flat finish. Painting of garage is an option.

The exterior of the home is maintenance free as doorjambs are vinyl clad, brick lintels are aluminum clad and exterior doors are factory enamelled. Railings and architectural posts are vinyl, aluminum, or pressure treated

Plumbing and Fixtures

The following plumbing fixtures are standard:

vanity sinks - white china, Toto toilets – white, 6 litre flush, Toto showers - white acrylic, 36” x 52”, one piece with seat, Longevity tubs – white, acrylic, one piece, Longevity
bathroom sink faucets - Moen tub/shower faucets - Moen PosiTemp®
kitchen sink - two compartment stainless with ledge, Steel Queen kitchen faucets - single handle, washerless, chrome, Moen laundry tub - single compartment with hook up for automatic washer other - two outside unfreeze faucets, roughed in for water softener, submersible sump if required

Decks, Patios and Sun Rooms

Basement homes include a pressure treated wood deck (12' x 14').

No basement homes include a steel reinforced concrete slab patio (12' x 14').

Porches, interlock patios, screened sunroom and 4 season room are options.

Landscaping

Within the Mill Pond Woods development each lot is graded and completely sodded. Trees will be removed as agreed upon.  A concrete front walkway and gravel driveway are included.

For homes built on rural lots we install gravel driveways and culverts, remove trees, install septic systems and bring services to the lot from the nearest location. Wells are not part of the contract, but we will negotiate with a well-driller on behalf of the customer.

Where comprehensive landscaping is requested we will arrange to have a landscape contractor design and install as an option.

Allowances

Since each customer's requirements and desires vary, a dollar allowance is included in the contract for the following items:

• kitchen and bathroom cabinets and counters
• flooring materials - hardwood, laminate, ceramic, carpet, tile
• lighting fixtures - interior and exterior
• bathroom accessories
• fireplace hearth, face and mantel

Expenditures over or under allowances are itemised (charged or rebated) and reflected in the final closing cost reconciliation.

Upgrade Considerations

While the standard features included in every Tobey home are significant, there are many upgrades available for a customer’s consideration. Upgrades can enhance the look of a home, add architectural flair, improve house performance as well as make day to day living easier and more comfortable. We’ve identified some upgrades to consider in this section and in the Architectural Features section. However, there are so many design elements and products available for the homeowners’ consideration. Rest assured, we can incorporate any feature desired. Just talk to us - we build custom homes – the home you want. 

Call 1-613-475-0618 or toll free 1-800-544-0535

Specifications are subject to change at anytime.