Our Building Specifications: Effective 1/1/24

Listed below are our building specifications - the materials and standards by which we build our homes. All materials and craftsmanship meet, and unlike most builders, exceed Pennsylvania building requirements.  And, our No-Hidden-Cost Policy outlines some of the  less common costs of building a home BEFORE you have it built and before you spend a penny.  Most are somewhat rare, but these and other costs can occur.  Unlike most builders, we try to be as up-front as possible, so you have a good understanding of not only what your home is going to cost, but what other costs may arise.

Foundation / Grading

• Drop clearing trees/ brush as needed for driveway, home, grading around home, well & septic.
• Excavation, footer and foundation on level lot.
• CMU crawl space. Slab on grade or basement options available. CMU crawl spaces may apply under certain conditions, such as sloped lots.

• Insulation of foundation to code
• Parging above grade
• Back-fill with existing site material
• Grading to code with existing site material. Elevations set by contractor to code requirement
• Up to 50’ driveway from street - modified crushed stone. A Great Pocono Homes Exclusive Feature
• 
  

Floor Construction

• Slab and/or Joists to code
• Sub-floor – 3/4 inch glued and nailed
• Choice of select floor coverings. Luxury vinyl plank and/or premium carpeting. Hardwood, engineered wood or engineered vinyl, luxury sheet vinyl flooring optional. A Great Pocono Homes Exclusive Feature. 

Wall Construction

• Exterior wall framing - 2” x 6” 16” O.C.
• Zip System sheathing or Tyvek vapor barrier over OSB or plywood sheathing, per builder
• Exterior premium vinyl siding in select colors. Premium vinyl, wood or log siding optional
• Interior wall framing - 2” x 4” 16” O.C.
• Interior wall covering, finished 1/2” - 5/8" drywall to code
• Interior walls primed and painted with premium paint – choice of color.

Roof Construction

• Roof rafters 2”x8, 2”x10” or 2”x12” 16” O.C. or other suitable structural components per plans
• Ceiling joists 2” x 6” to 2”x12” 16” O.C.
• Roof sheeting OSB, CDX or ZIP board, per builder plans
• Premium synthetic roof protective wrap/underlayment and course of ice & water shield
• Owens Corning, GAF of similar architectural roof shingles with Lifetime warranty. A Great Pocono Homes Standard Feature
• Ridge vent, solid and vented soffits, fascia and aluminum gutters to match

Insulation

• All insulation is determined by and designed to code and installed to the required specifications for each house.
• Slab, basements, attics, garages insulated to code

Exterior Doors and Windows

• Andersen low-e, argon gas, dual-glazed fibrex windows. Equivalent custom windows per design, as needed. A Great Pocono Homes Standard Feature
• Insulated entry doors, primed, ready to paint in fiberglass or steel
• Insulated vinyl slider doors with screens and hardware

Plumbing

• Plumbing per code - PEX system or equivalent. Standard! A Great Pocono Homes Exclusive Feature
• PVC drains and vents to code
• Up to 50 gal. dual element, quick recovery, water heater
• 1 exterior frost-free water spigot, with hot and cold A Great Pocono Homes Exclusive Feature
• Washer and dryer hookups per code.
• One sump pump (if crawl space and if daylight perimeter drain not required) — A Great Pocono Homes Exclusive Feature.

Bathroom

• Choice of one-piece fiberglass tub/shower combination unit or walk-in shower or tile showers per style and plans.
• Chrome, black or brushed nickel bathroom fixtures, standard.
• 30” vanities per plans. Choice of colors/styles. Customer-supplied vanities permitted for custom sizes.

Well and Septic

• Up to 200’ Well, 40’ of casing & 1/2 hp pump to the required 5 GPM. 
• 600 sq ft conventional elevated sand mound with up to 16” sand included. A Great Pocono Homes Standard Feature
• Optional low-profile septic systems now available at additional cost. A Great Pocono Homes Exclusive Feature

Heating & Cooling

• LPG fireplace with stone front, limestone hearth and mantel. Includes thermostat and blower. A Great Pocono Homes Exclusive Feature. 
• Optional wood fireplace available
• High efficiency, low-ambient, mini-split heating and cooling in all living areas.
• Heating in bathrooms and utility rooms.

Electric

• 200 amp service and wiring to code
• Outlet spacing as/per code
• Light fixtures in all living areas and outside entry doors., 2 exterior spotlights.
• Exterior ground fault receptacles at each entry door
• One ceiling fan in great room or living area.
• One cable TV receptacle upon request
• Telephone and CAT-6 cable optional.
• Customer-specific light locations available.
• Customer-supplied light fixtures permitted.

Utilities

• Supplied and connected by utility suppliers. Above- ground standard. 

Kitchen

• Kitchen cabinets, choice of select colors and solid wood doors and frames.
• Choice of select granite and quartz countertops. Higher level selections also available.  A Great Pocono Homes Exclusive Feature
• Stainless steel sink single-bowl sink.
• Up to 36” refrigerator, 30” electric range, 24” dishwasher included. 
• Above-the-range microwave or microwave hood, optional.

Decks and Patios

• Concrete or stamped concrete patios, per plans. Sized accordingly.
• Pressure treated lumber with steps to code, per plans. Rails and spindles only if needed per code.
• Composite (Trex, Timbertech, etc.) decking available. Additional costs apply.

Fireplace

• Vented LPG zero-clearance fireplace with blower and thermostat.
• Choice of fireplace stone. Limestone hearth and mantel included. A Great Pocono Homes Exclusive Feature. Additional or wood fireplaces available upon request and require additional cost.

Interior Doors & Millwork

• Choice of stain grade interior doors.
• Stain-grade molding, trim and casing, per builder specifications
• All doors, trims, interior railings stained to your choice of Minwax stain colors. Some limitations apply.
• Paint grade and painted doors and trim additional.

Other Features

• Basements on sloped land, raised basements, poured concrete walls, pre-cast walls, garages and additional site work available at additional cost.
• Larger or alternative septic systems at additional cost.
• Elevators available for 2 and 3 story homes.
• All floor plans and elevations may be customized. Additional costs may apply.
• Senior-friendly features are available for seniors upon request. 

Due to changes in building code, differences in municipal and POA requirements, design changes, site conditions and the availability of products, all specifications may change over time at the discretion of the Contractor. This list is of specifications in no way guarantees, implies or promises a specific product, brand, system, type, style, selection, feature, appliance, method or component of construction. Each is at the discretion of the Contractor. Specifications may vary or not apply to all homes. Customization may affect specifications.

Our Homes Now Include:

• ·        Luxury vinyl plank flooring in all common areas
• ·        Low-E, high efficiency custom windows in black
• ·        High efficiency mini-split zoned heating & cooling
• ·        Black or stainless-steel kitchen appliance package
• ·        Custom kitchen layout
• ·        Select granite or quartz counters
• ·        Choice of interior doors and stain color
• ·        Flat custom stained molding
• ·        Premium exterior stone accents, per specific plans
• ·        Black trims, fascia, soffit and gutters
• ·        Wood deck. (rails and spindles only if required)
• ·        LPG stone or tile fireplace

Due to changes in building code, differences in municipal and HOA requirements, design changes, product availability and cost, and site conditions, all specifications may change over time and without notice and are at the discretion of contractor, without exception. 

 Lifetime Warranty:

 Great Pocono Homes issues all customers a Lifetime Warranty upon completion of the home and satisfaction of all terms of the contract.  This gives you real peace of mind, knowing your home was built to exacting standards and current building code for as long has you own your home. 
This is a Great Pocono Homes Exclusive Feature!


No-Gimmicks, No-Hidden-Cost Policy:

Only Available At Great Pocono Homes!

Unlike most builders, we pride ourselves on building you a new home at a great price with as few unexpected costs as possible. When you build with us, we want you to know what to expect BEFORE you sign a contract. To that end, we do our best to disclose as many costs and possible; costs that may arise during the construction of your home. 

The items outlined below are costs that are not common to every new home we build, are not necessarily controlled by Great Pocono Homes, or may not apply to every home based upon location - municipality or community.  Nevertheless, we feel you should be aware of them.  Most of these costs stem from requirements for building and/or building codes set by state, county, municipality, property or homeowner associations, utility companies, vendors, subcontractors, or other suppliers. 

 
Land: If you are buying land, in addition to the cost of the land, there are closings costs, just like with any other real estate transaction.  Your realtor can explain those costs.  These costs are the same as with any type of land purchase or property transfer in the State of Pennsylvania and are formalized through the settlement process.  Title companies handle the closings in Pennsylvania, and they will provide a detailed closing statement prior to closing. 

If you already own land and it is part of a Homeowner Association, we charge $1,000 to process the permits and meet all of the additional requirements HOA's have for building in their community. They may also charge you a fee to build on your lot, which you are responsible for paying.  We will ask that you to pay them directly at the appropriate time.  However, we do handle all the paperwork, permitting and site posting that is required.

Trees are drop-cleared for driveway, house, grading around the house, well and septic. If it is required that trees need to be climbed to be cut down or removed, additional costs will apply. If your lot is overgrown with mountain laurel, rhododendrons or other heavy underbrush that requires clearing prior to tree removal, additional fees will apply.

Financing and Insurance Costs: Any and all fees charged by your financial institutions at any time are at the discretion of the lender and are the responsibility of the Owner. Any retention by the lender for any draw is payable by the OWNER at the time of the draw request. Any required insurances or costs related to maintaining insurance during construction as required by or for OWNER or his lender, are at the sole expense of the OWNER.  Insurance during construction is recommended and will be required by all lending institutions. Insurance will protect you just like your homeowner insurance protects you.

HOA Fees:  Any and all fees charged by an HOA, or any additional requirements and their related costs, regardless of when they are known or requested, are explicitly at the expense of the property owner.

Blueprints and Permits: Upon signing a Construction Agreement we accept a one-time fee to cover the costs of one issuance of 10 sets of custom-designed blueprints and for the township zoning permit, township building permit and township inspection fees, which are charged up-front. These fees are paid out by us at the very start of the process, which is why we accept payment, (currently $6,900) at contract signing, which is a separate cost from the cost of construction. Any additional permit, engineering, surveying or design fees of any kind will be the responsibility of the owner.

If you are a member of an HOA, we charge a one-time administrative fee (currently $1,000) to prepare your permit application and process it through the HOA. In addition, you are responsible for payment of any Homeowner Association fees, including, but not limited to building application fees (which is not part of our administrative fee), inspections, connections, bonding, security, road damage deposits, paving of any kind and for any reason, fines, penalties, permit extensions, permit renewals and any other costs as required by or issued by the community, development, or association which are not specifically accounted for in this Agreement. These costs are specifically outside the fixed cost of your new home, are subject to change and vary by municipality and HOA or POA.

Well Drilling: Included with each home is a well up to 200’ deep with 40’ of casing. Any required additional or deeper well drilling and casing, however rare, is unpredictable and will involve additional cost; Or if it is determined after drilling that a larger pump is needed, or any other water and well requirement above the usual and customary requirements are necessary, including but not limited to well width, size, depth, casing, hydro-fracking, blasting, fuel and delivery surcharges, sanitary well caps, or any other related, additional costs are the responsibility of the OWNER and are due and payable to the CONTRACTOR upon request. If a well rig or any other type of equipment gets stuck on your property, the costs of towing or removal is the responsibility of the OWNER.

Plan Changes: Any requested changes made after you have accepted and approved your final blue prints are subject to a minimum plan change fee of $1,000. This applies to any plan change, alteration, customization, or request that involves blueprint changes, but does not include the architect or draftsman fees, permitting fees, or the actual labor and material cost of the change. This does not apply to minor, cosmetic or color selection changes, for which there is a $500 change fee for each change request.  Change request policies are subject to change and apply as of the date of the change. Change requests are made online through the website.

Additional Materials and Requirements: Any requested or required changes, including, but not limited to, additional site material, additional courses of block on the foundation, step-footers, poured or pre-cast foundations, additional excavation, additional back-fill other than from existing, loose site material, culvert or additional drainage pipe or other drainage requirements, septic systems over 600 sq ft, additional septic sand, larger elevated sand mounds, alternative septic systems, septic systems built on sloped land, aerobic septic tanks, grinder pumps, additional sump pumps, silt fencing, soil stabilization, additional hauling and fees, fuel surcharges of any kind, additional driveway stone or landscaping of any kind, fuel surcharges of any kind, all cost of heating the structure during construction, including but not limited to electric and propane and portable propane tanks, additional back-fill, driveway stone or landscaping of any kind, dry wells, rain gardens, any and all environmental controls and requirements, silt sock or fencing, storm water management, water gardens, berms, surveys, as-built surveys, additional grading as a result of settling, changes to the land that require remedy, and any other HOA or community requirements not specifically included in this agreement are at OWNER expense. 

Masonry: Concrete cracking in foundations, patios and slabs is common and is to be expected. It is caused by various number of factors and are typically cosmetic. It is understood that the repair and remedy of any incidental cracking may be facilitated by the Contractor, but any cost is the responsibility of the Owner.

Snow Plowing: During construction snow plowing is billed to the OWNER prior to occupancy for all incidence of snow removal during construction for accumulations of 3" or more per incident. Notification is not made or to be expected for each snow event.

Water and Air Leakage Testing: Water testing is performed for potability at the end of construction, where required, and billed to the OWNER. Blower-door and any required air leakage testing is performed prior to final inspections and billed to the OWNER upon completion. Use of services for these requirements is at the sole discretion of the Contractor.

Paving and Landscaping:  Paving, Landscaping, Additional Land Improvements:  Great Pocono Homes provides a rough grading to code during construction. Landscape grading, settlement grading, seeding and any other landscaping is not permitted prior to closing and is not recommended prior to complete settling of the ground after rough grading. Customers are responsible for any and all paving (if required) for any reason whatsoever - post construction. All exterior improvements are at the expense of the OWNER. Paving of any kind is not included in the Contract unless specifically added. Clearing or grading for additional buildings, parking areas or other site work is not included in standard construction, therefore those costs of are not built into the standard contract. All additional or exterior improvements are at the expense of the OWNER.

Heat during construction: In the event propane heat is required during construction, prior to electrical service and installation of the heating system, the cost of the propane, tank and delivery is to be billed to the OWNERS upon completion of the house, and shall include the total number of instances of the supplied propane and heat.

Utilities: Great Pocono Homes secures a work order number for electric supply and provides it to your municipality. OWNERS are required to establish accounts in their name for utilities and are responsible for having their electric service provider connect power to their home, and notify the CONTRACTOR upon completion. Electric service is to be established immediately after the house is framed. Fees charged by any utilities or any other parties for electricity, cable, phone, fuel lines, additional poles, underground utilities, gas tanks, gas connections, hookups, trenching etc. for any and all utility servicing including, but not limited to, electric, gas, phone, cable, security and other services and appliances are not included in the cost of construction and are the strict responsibility of the OWNER.  Customer retains the right to their choice of utility suppliers.

Additional Inspections and Certificate of Occupancy: Any fees charged for additional inspections, inspections by third-parties or inspections by an HOA or any costs for occupancy certificates are the responsibility of the OWNER. These are rare but may be required in your township or community.

Furnishing and Finishes: Interior furnishings such as drapes, shower curtain, rods, paper and towel holders, door stops, additional closet shelving, laundry appliances and other minor fixtures are the responsibility of the OWNER, post construction. All homes are given a basic cleaning upon completion, but may require additional cleaning by the OWNER post-occupancy.

Additional Costs: Any and all costs which may arise during construction, that are not specifically included or spelled out in the Agreement are not included in the contract price. These costs, if any, shall be borne by the OWNER and billed by the CONTRACTOR at the time they are due and payable or anytime thereafter.

This policy is provided as a helpful benefit to customers of Great Pocono Homes. It is comprehensive, but in no way is to be determined to be all-inclusive. Requirements throughout the five counties we build in are changing all the time. Other costs may arise which have not been considered or outlined here.