Portfolio Homes – Starting Inclusions

Foundation Specifications

  • Footings and Post Pads 8” thick x 20” Wide Continuous Concrete, Unreinforced, Perimeter Footings.
  • Solid 8″ Thick x 8′ Tall Poured Concrete Basement Walls
  • Steel Beams to be W8x18 and Columns to be Standard Tube Columns
  • Full 9′ High R5 or R7.5 (per plan) Insulation and Stucco Coat top 12 inches 
  • Foundation Drain Tile System
  • Standard Basement Window with Wells that Drain to Foundation Drain Tile
  • Sealed Sump Crock for Quieter Pumping and Radon Protection

Floor and Wall Systems

  • Engineered Floor Joist System, 3/4″ Tongue and Groove OSB Subflooring, Glued & Nailed
  • Engineered Wall System Complete With 2 X 6 Studs at exterior walls and 2 x 4 Studs at interior walls, 16″ O.C., 1/2″ OSB Sheathing, And House Wrap To Seal It All Up Tight
  • Engineered Roof Trusses

Exterior Features

  • Classic Joseph Douglas Homes Architectural Styling
  • Hardiplank® and LP Smartside Siding with Custom Paint Colors
  • Treated Exterior Composite Fascia and Exterior Trim
  • Window Wraps on all Windows
  • 5” Aluminum Gutters and 4” Downspouts
  • Thin Exterior Stone (per plan)
  • Professional Exterior Painting and Caulking
  • GAF® Timberline 240# Dimensional Shingles w/Ridge Venting and Lifetime Warranty
  • Thermotech® Classic Series Vinyl Single Hung Windows w/ Low E Glass and Argon Gas
  • Architectural Smooth Fiberglass Front Entry Door per Plan
  • 8′ Tall Insulated Overhead Garage Doors
  • Waterproof GFI Electrical Outlets
  • 2 Frost Proof Hose Connectors

Interior Features

  • Award winning Joseph Douglas Homes Interior Styling
  • 10’ Ceilings (Ranch Plan Main Area) & 9′ 1st Floor on 2 Story Plans
  • Allowance for WF®, Countryside®, or MidContinent® Cabinets in Stained Finish on Maple featuring Crown Molding, Roll Out Shelves, Dovetail Drawers, Soft Closers on Drawers & Doors, Recessed Panel Doors & Cabinet Pulls
  • Allowance for Quartz Countertops in Kitchen, Baths, and Laundry
  • Moen® Eva Pullout Kitchen Faucet with Brushed Nickel Finish
  • Undermount sinks at Kitchen and Baths
  • Appliance Allowance for Dishwasher, Range Hood, & Microwave
  • Badger® Garbage Disposal and Water Line to Refrigerator
  • Tile shower in Master Bath with Frameless Shower Door
  • Maax® Tub in Master Bath if Shown on Brochure
  • Fiberglass Tub and Shower Modules in other Baths
  • Two Sinks in Master Bath
  • Kohler Wellworth K-3979-0, Comfort Height, Elongated Toilets
  • Moen® Eva Bath Faucets with Brushed Nickel Finish
  • Large Format Trim (4 ¼” Base Trim & 3 ¼” Casing) in Choice of Style and Painted Finish
  • Windows and Closets are Cased and Jambed in Wood
  • Molded Doors in Choice of Standard Styles & Painted Finish.
  • Upgraded Wood Stair & Railing Components with Metal Balusters
  • Allowance for LVP Flooring in Foyer, Great Room, Kitchen, Dinette, Powder Room, and Mudroom
  • LVT Flooring in Main Bath and Laundry
  • Allowance for Ceramic Tile Flooring in Master Bath
  • Allowance for Carpet Flooring Elsewhere
  • Stone Fireplace Surround to Mantel Height
  • Square Drywall Corner Treatment
  • Custom Interior Painting on Walls
  • Custom Interior and Exterior Painting of Trim and Doors
  • Ventilated Closet Shelving
  • Moen® Bath Accessories for all Baths

Equipment Highlights

  • 200 Amp Electrical Service
  • Quiet Submersible Sump Pump and Sealed Crock
  • Generous Light Fixture Allowance (Per Plan)
  • Overhead Light Fixtures in all Bedrooms
  • On Q® Structured Wiring System
  • Interconnected Electrical Smoke Detectors on All Levels
  • Carbon Monoxide Detector in Basement
  • Electric or Gas to Clothes Dryer and Range
  • Microwave, Dryer and all Quiet Bath Fans Vented to Exterior
  • Future Plumbing in Basement
  • Wi-Fi Enabled Overhead Door Opener

Additional Features

  • Professional Interior Cleaning and Construction Site Cleanup
  • One Stop Selection Studio with Professional Interior Designer
  • In-House Customer Service
  • Extensive Warranty Package
  • Plan Modifications and/or Custom Designs

Energy Saving Features

  • Focus on Energy® Certified by Third Party
  • Built to Green Built® Standards
  • Armstrong® 96% Efficient Gas Furnace with 2 Stage Blower
  • Armstrong® 16 SEER Air Conditioning
  • Efficient Honeywell® Programmable Thermostat
  • Energy Efficient Low E glass w/ Argon in Windows
  • Tyvek® House Wrap on home and gables
  • R-21 Exterior Wall Insulation and R-50 Ceiling Insulation
  • Closed Cell Spray Foam Insulation at Foundation Box Sill
  • Full 8′ High Foundation Insulation
  • Heatilator® Direct Vent ND4236 Gas Fireplace w/ Logs
  • 50 Gallon Rheem® Power Vented Water Heater
  • Advanced FlowGuard® Quiet & Non-Corrosive CPVC Plumbing
  • Insulated Entry and Garage Doors w/ Weatherstripping

Notes and Considerations

  • We work with you to customize your home to meet your specific budget (up or down) 
  • Though our years of experience – we have designed these specifications for our Portfolio Homes as an optimal starting point

Commonly Requested Options

Here are some popular options we find many customers consider adding to their home:

  • Add a Screen Porch and/or Deck
  • Add a Bedroom
  • 4 Car Garage and/or Expanded Garage / Garage Loft Storage
  • Stairs from Garage to Basement
  • Chefs Kitchen with Built-In Oven and Cook Top
  • Raised Panel Ends and Undercabinet trim for Kitchen Cabinets
  • Dog Shower in Laundry Room
  • Increase Size of Trim around Windows and Doors and for Baseboard
  • 3 Panel Poplar or Maple Doors
  • Heat Recovery Air Exchanger

 

Building specifications may change from time to time.  Please refer to a JDH sales associate for current specifications.