[walterray1]

Originally Posted by Annie66

We installed our Florida room a few years ago. We ultimately selected DnJ Construction (not to be confused with D&D Village Construction, who was our second choice). DnJ did a wonderful job. We interviewed about 6 contractors, and as they walked in, I handed them the following list of requirements. I told them to develop their bid based on what is written, and not what they "think" I needed. It allowed us to compare apples to apples. Any changes we desired, occurred after we selected the contractor. Fortunately for us, the changes were minimal and very low in cost.

Here is the list of items I provided to each contractor. Some will be applicable to your installation, while others are not. I strongly recommend you prepare a list such as this prior to interviewing any contractor. It helped greatly in our decision making. Once we were ready to sign the contract, the list below was added as an addendum. I had the contractor sign and date the addendum.

Item Description for 17' x 20' Florida Sun Room

This is a list of actions which may be modified upon mutual agreement between the owner and the authorized representatives of the contractor.

1 The contractor provides the necessary engineering plans/drawings including AC/heating/energy calculations.
2 The contractor obtains and all required construction permits.
3 The contractor obtains ARC approval.
4 If required, the contractor provides dumpster and/or Porta-Potty.
5 The contractor removes all necessary screens/door/aluminum framing/siding.
6 The contractor removes existing vegetation from proposed area, and properly disposes of it.
7 Deleted (ground treatment)
8 The contractor extends the existing gable roof an additional 8-feet, and matches the trusses, soffit and facia to existing home. The pitch will match the existing gable roof.
9 The contractor shingles the lanai roof to match as closely as possible to existing shingle color.
10 The contractor installs gutters to match existing gutters and downspouts.
11 The contractor relocates the existing irrigation sprinkler heads and piping. This should occur very soon after pouring the concrete to allow automatic watering the remaining grass.
12 The contractor forms and pours concrete floor to the appropriate level so the new flooring meets the level of the existing house flooring. A vapor barrier will be installed. All structural footers and reinforcing bars are included as required per plans and specifications (final floor dimensions are 17'x20').
13 The contractor removes the existing 9' x 9' outside pad, properly disposes the materials and replaces it with a 12' x 17' concrete pad. See attached drawing.
14 The contractor installs new pressure-treated wood framing and 22"-24" tall knee wall to meet code.
15 The contractor applies termiticide to exterior walls as required by Florida Building Code.
16 The contractor insulates the new knee wall and walls (R13 batten minimum; preferably R19)
17 The contractor installs two 60" wide by 60" high and three 72" wide by 60" tall horizontal sliding, insulated double-paned, low-E, argon-filled 2-track vinyl windows.
18 The contractor installs marble or composite sills on interior of windows.
19 The contractor installs full view insulated 36"x 80" outside swinging door with the hinges closest to the house (double-paned, low-E, argon). The door will have internalized adjustable blinds that are installed between the glass panes. Includes double bored door knob and deadbolt. To be painted color of customer's choice.
20 As necessary, the contractor installs temporary seal to preclude dust and debris from intruding into the main house.
21 Deleted (replacement 3-door slider)
22 The contractor installs drywall and finishes the opening where the 3-door slider was removed.
23 The contractor installs vinyl siding which color matches as closely as possible existing siding.
24 The contractor installs 1.5 ton Mitsubishi style split dehumidifier/AC/heater and thermostat. Minimum SEER of 16.
25 The contractor installs 6 electric outlets as seen on the attached diagram.
26 Deleted (hot tub 220VAC outlet)
27 The contractor installs/extends current phone, internet and cable outlets into the new room.
28 The contractor installs ceiling drywall.
29 The contractor installs around the interior perimeter of the room 6 recessed, can-type LED-lights and 2 sconce-style lights on either side of existing triple sliding door. Sconce lights will be controlled by a separate switch (sconce lights provided by customer). Wire can-type LED lights and the sconce lights to separate dimmer switches. See the attached diagram.
30 The contractor insulates ceiling (R30 minimum preferably R38)
31 The contractor installs new fan in center of the room. The fan and its associated light kit will be provided by customer. The fan and its lighting kit will be wired to separate switches for fan light and fan speed.
32 The contractor installs anti-fracture underlayment over new concrete to raise the level of the floor (preferably a membrane [such as the Whisper Mat Sound Control Membrane] that will accommodate cracks in the concrete up to a 3/8" vertical rise or fall in concrete levels.) - See Note 1
33 The contractor installs floor tiles in the new room. The floor tile will be provided by customer (The contractor provides thinset adhesive and grout) - See Note 1
34 The contractor installs trim (baseboard/window, door and crown molding), and paints it white.
35 The contractor installs 2 lights outside (one over the doorway and the second along the west side of the new room. See the attached drawing.
36 Drywall interior of the lanai has orange peel texture applied by the contractor. The ceiling will have knock-down installed.
37 The contractor caulks and seals the entire room.
38 The contractor paint walls and ceiling. To be painted color of customer's choice
39 The contractor provides complete site clean up to the owner's satisfaction.
40 The contractor repairs any disturbed/damaged grass with healthy St Augustine grass. If other vegetation (plants or bushes) are damaged, they will also be replaced in kind.

Note 1: if the customer chooses to have a second contractor install the new room's flooring, a commensurate reduction in the cost will be applied by the contractor.
Note 2: The agreed upon price for the new room is $XX,000.00.
Note 3: No increase in cost to the owner will be applied unless there is a mutual agreement in writing between the owner and the contractor.
Note 4: All changes to the agreed upon work will be made and agreed upon in writing.

Sorry, but you must have left something out. lol