These are the specifications for Short Hill Design & Construction's site preparation, foundation, set & finish of your new home. Below these specifications are the Standard Specifications for the Professional Building Systems modular home construction and finishes.


Deliver, erect, shingle and secure modular components on foundation per manufacturer specifications and complete home in accordance with local building codes.

General Conditions
Provide survey work (house stake out, plot plan, wall check, and final house location survey) up to $1,500.00 allowance.
Provide project specific hazard and general liability insurance.

Crawl space foundation (standard) 4'x8" poured reinforced concrete walls.
12" diameter reinforced concrete center piers spaced to engineering plan specifications.
Damproofing applied to exterior of foundation to grade.
Pressure treated 2x8 sill plates anchored to foundation.
Concrete wall haunches for door stoops.
Automatic foundation vents as specified.
Fiber insulation in first floor joists.
6 mil. poly. vapor barrier with gravel ballast to cover floor.
Exterior draintile to daylight outlet. (optional sump pump and crock as site grade dictates)
Optional full basement available (see specifications below)

Basement Package (option)
Eight-Foot, in-ground Basement Foundation. 8"x 8' reinforced poured concrete walls over continuous footing. Measurement is from footer to sill, walkout grade conditions calculated separately.
Solid steel beam with columns for superior structural support and more open basement space.
Pre-built pine basement stair case with stud walls w/taped and blocked drywall on one side to either side of stairway with pine hand rail.
All foundation walls damp proofed to grade.
All soils treated for termite protection, certification provided to lenders.
Interior basement walls insulated.
Interior and exterior drain tile as conditions dictate.
Passive radon abatement system.
Install sump pump crock if interior drains are necessary. Sump pump & installation included as an extra charge.
2 slider basement style vinyl windows at top of foundation.
4" thick reinforced concrete basement floor.

Site Work
All sediment control barriers and one construction entrance included.
Install up to 300 linear feet of standard silt fence as required.
Excavation of foundation and driveway (culvert embankments, removal dirt, trees or rock will require additional cost to buyer). Install up to 100 linear feet of 10' wide gravel driveway. Drive depth approximately 6" thickness of#2 and CR6 stone.
Backfill foundation, rough grade and final grade to approximately 20' from house walls.
All excavated dirt from foundation and grading to be spread on site within 20' of foundation walls.
Seed area approximately 20 feet around house. Grade and seed septic and water line areas, if necessary, will be an extra charge to the buyer.
Contractor to hook-up water service lines and sewer lines to foundation walls. Installation of well system, water service to house wall, septic system or installation of sewer line to house wall is not included in the base estimate. We will provide such services as needed at an additional cost to the buyer.
Install electrical meter base to house wall directly behind or above electrical panel. Utility company hookup of electrical service line is not included and will be billed directly to buyer by the service utility provider.

Site Facilities during construction:
Provide dumpster @ $600 per pull & monthly on site & delivery charges
Provide porta-Jon @ $100/month

Exclusions: Shrubbery, Drainpipes, Sediment Control systems. Building and Sediment Control Permits and Fees, Impact Fees, Electrical and hook up Application Fees, Well/Septic Municipal Fees, Public Water/Sewer Tap fees. Excess hauling and clearing beyond that needed to excavate, backfill, and grade the lot. Decks or steps from secondary exits. Sifting or hand raking of final graded soil.

**Prices, plans and specifications Subject to change without notice.

**All contract pricing subject to final approval of house plan, site plan and lot conditions.


Professional Building Systems
Prestige Series Standard Specifications

Floor Joists: 2x10 @ 16" O.C. with double perimeter band on 23'8" wide, 27'6" wide
and 12" O.C on 31'6" wide models
5/8" T&GO.S.B. floor decking to be glued and nailed (1/4" luan in vinyl areas)
Cushion vinyl floor covering - kitchens, baths and utility rooms
25 oz. FHA approved carpet with 1/2" rebound pad (38 oz. Carpet optional)

7/12 Truss roof- 24" O.C
7/16" O.S.B. Plywood roof sheathing
15# underlayment paper
25 year Architectural self sealing shingles
Fixed 10" overhangs on 23'8" and 26' wide models with soffit and fascia installed
Hinged 10" overhangs on 27'6" and 31'6" wide models with soffit installed
10" Gable end overhangs
Aluminum drip edge installed
Shingle-over ridge vent
5/8" type "X" gypsum board on ceilings with smooth finish

2x6 @ 24" O.C studs
2x3 @ 16" O.C studs on mating walls with structural sheathing
8' Ceiling height
7/16" O.S.B. sheathing on all exterior walls with steel reinforcing over openings
Solid headers with O.S.B. reinforcement between studs

R19 Kraft-faced fiberglass in exterior walls
R30 Kraft-faced fiberglass in ceiling

Double 4 vinyl or Dutch lap siding (Installed for single sill plate)
Aluminum fascia
Vented vinyl soffit
Panel shutters on front elevation

Insulated steel 6-panel front door with knocker and peep hole
Insulated steel half-lite rear door
6' vinyl sliding patio door (Floor plan dictates)
M& W Double Hung Twin Seal windows
Brass exterior light at all exterior doors
Doorbell at front and rear doors
Key-in-knob hardware on exterior doors (Keyed alike)

2x4 @ 24" O.C studs (2x6 plumbing walls)
1/2" gypsum board on walls with smooth finish (sheetrock screwed & glued)
High quality paint for easy touch-up (2 primer coats applied)
Vinyl coated metal shelving in closets - 12" (16" in pantry per plan)

KCMA Certified flat panel cabinets
Crown moulding or galley rail over wall cabinets
Roll-out shelves in base cabinets
Square-edged, high pressure laminate countertop with backsplash
Recessed medicine cabinet with decorative lights

White 6-panel colonial doors (Stained and polyurethaned options available)
White colonial trim (Stained and polyurethaned options available)
Window sills throughout
Metal passage and privacy interior door knobs
Door stops throughout

200 AMP circuit panel with 40 breaker capacity
Silent decorator rocker switches
Ground fault circuits per code
Smoke detectors AC/DC per code (Photoelectric in MA)
Switched bedroom receptacle
Ceiling fan/light combination in all bathrooms
30" color coordinated range hood in kitchen
Ceiling lights in foyer, hall, basement stairwell, attic, laundry, kitchen, w.i.c.
Chandelier in dining area

Electric baseboard with individual wall mounted thermostats
Hot water baseboard optional
Toe kick heater in kitchen (Floor plan dictates)
* SHDC standard upgrade to 13 seer heat pump forced air HVAC.

Copper water supply lines stubbed through floor
PVC drain and vent lines
Shut-off valves on all fixtures
Anti-scald valve on all tubs and showers
Single lever faucets throughout
8" Deep double bowl S/S sink in kitchen w/sink spray
Cultured marble vanity tops (Formica top with drop-in bowl optional)
Elongated china water closet
Towel bar and paper holder installed
40 gallon electric water heater shipped loose

Recessed entry (Floor plan dictates)
Four-way switch in foyer area
2' Electric heater or 3' Hot water baseboard S/L for landing
Stairs up with carpet and landing with vinyl (All shipped loose)

12/12 @ 16" O.C. Rafter roof system
Stairs installed to second story (Carpet shipped loose, railing optional)
Close-off package (One 30" door, trim, studs, and drywall- PANELIZED for easy assembly)
5/8" O.S.B. floor decking between knee walls
Roughed-in plumbing and electric to second story
2 Gable end windows shipped loose

2x6 @ 16" O.C. ceiling joists with double 2x10 perimeter band
2x4 @ 16" O.C. studs on mating walls with structural sheathing
Fiberglass insulation around exterior perimeter between floor and ceiling
2856 Windows throughout first story (Except kitchen, baths, and bedrooms)
2852 Windows throughout second story
All second story siding shipped loose
Stairs to second story installed (Carpet shipped loose, railing optional)
Drywall not installed in certain areas to allow for plumbing connections between floors

For a complete list of all the product options and finishes available, you can download the

'PBS Product Guide'

by clicking the link below: