If it where me I would pull the windows and doors from the framer and have the trim / siding guys do it. Trim and siding guys don't run under the same f*** it close enough rule that the framers do.

Good point, dumas. I've seen the framers window installations and they look really good, but I'll talk to the siding guys and see if they have any window jobs coming up that I can watch.

That's funny - our experience has been the opposite, but probably not typical. Our framers were great, but our siders, not so much. They still have a nice little punch list, and had to reinstall two of our windows that were leaking. Plus they hardiplanked up the ceiling of the carport before the insulation was put in. It had to be pulled back down. Another punch list item for them. I suspect we just got a bad, or inexperienced, siding crew.

I always note in the framing contract that all work is: 1) to be governed by the approved building plans, which form part of the contract; and 2) in accord with the local building code; and 3) subject to passing inspection by the building inspector.

That works out much better than trying to include all the construction details in the contract.

It is customary here for all cleanup to be arranged for by the builder, not the framing crews; and for the roofer to install felt; and the framers install windows. But maybe there are different conventions where you are.

You might want to note who is to pay for any cranes or other equipment that's needed.

Framers here love to do the windows and doors. An extra 50 to 100 bucks per slap them in done. The problem is just that slap them in. Don't get me wrong there are a few that will do the job right but just like every thing with a build the good ones are few and far between.

Thanks for the equipment reminder, worthy!

We're GCing ourselves, so I'm the clean up crew. It was quite a surprise to get back the bid and find that they would be cleaning up after themselves when they finished.

This framer is meticulous and has a stellar reputation. He's giving me a NICE discount since he doesn't have to do the paperwork end of things (he's a hands on type of guy), but his bid is still a couple thousand higher than my others. I think he'll be worth it though...he runs a tight ship.

In our area the framers usually do doors & windows and put down the felt for the roofers. :o)

Keep in mind that any felt that is not covered with shingles the same day in is installed should be removed and replaced just before shingles are installed.
The felt will pucker within a short time after being installed which in turn will make your roof shingles pucker to.
how ever the newer roof guard does not seem to have that problem. Also snow and ice shield has an exposed life check your packaging for how long it can go before the uv rays will distroy it and you will have to replace it before shingling.

Worthy is correct.

I hope the framing and window design and installation is well documented and detailed on another set of documents and this is just a summary of the framers portion of the work. If not, it certainly isn't adequate as the basis for a contract or for specifying the work.

Subflooring should be 23/32" "AdvanTech" with T&G edges and the glue should be polyurethane or solvent-based adhesive.

Roof sheathing should be 5/8" OSB unless the wind doesn't blow much in your area.

There are only a few housewraps that actually prevent water penetration and if one of them is not specified he might use a perforated lumberyard brand.

How is the sill sealed? There's not much point in using an expensive air barrier if the top and bottom of the walls are not sealed.

I find nothing meticulous about his proposal, in fact, it seems pretty careless.

What's a garden tub?

Mightyanvil...I'm so glad you posted! I haven't "seen" you around lately. Whirlpool tubs are referred to as garden tubs in our area.

This is just the summary that the framer gave to me with his estimate. His work is meticulous...not his paperwork. LOL Actually this is very detailed compared to the rest of the estimates we've gotten back. *sigh*

He uses Tyvek housewrap. I did ask about the sill seal and he uses two rows of 3/4" urethene impregnated gasketing. I neglected to ask what kind of glue he'll be using on the subfloor, so I'll add that to my notes for our next conversation.

We live in east-central GA, so problems with snow and ice are rarities. Occasionally we do get stong winds. Our house will sit in the middle of 2 wooded acres, so that should offer some protection from wind, but I will ask him about using 5/8" OSB. I wouldn't think that it would change our framing bid and the cost to "upgrade" the OSB would be miniscule in the grand scheme. Thank you for that suggestion!

Are there no contract documents that the framer must adhere to?

Not yet. Our attorney (construction law) will be drawing up contracts that are specific to each trade.

What I mean by contract documents is design drawings and specifications, not the agreement. What tells the builder what to build?

Ahhh....yes we have them. They include the drawings and specs for the elevations, floor layouts, foundation, roof, and ceiling joist plans. I also had an additional plan done for engineered floor trusses.

Are the framing materials not specified in detail in those specifications? If so, that is what the framer should be referencing rather than submitting his own inaccurate and incomplete list.

Tyvek is the best housewrap but it is a waste of money (compared to building felt) if it is not carefully sealed at the top and bottom of the walls and all joints taped which I have never actually seen done on a job site. Telling the contractor to install Tyvek according to the manufacturer's instructions is pointless. Just drive around and see how many houses have the horizontal joints taped.

Overall most things seem to be covered. Many of my thoughts are more opinion related...

I prefer two layers of 15# felt to one 30#, but not a bid deal.
Prefer Typar to Tyvek. Color, rip strength, "noise"...
If they are felting the roof, they typically need to add ice/water sheild (IF that is required in GA), fascia boards, and drip edge first
What about the eaves or soffits? Who is doing them?
Any ledger boards needed for decks/porches?
Need to specify installation of any brackets or joist hangers?
Install exterior doors?
Blocking/backing for window treatments, towel bars, railings, etc.
Definitely add info or reference documentation on proper flashing/sealing for windows, ledgers, doors, sills, etc.
Include all fireblocking of framing as required by code (Do you need to also specify who will do fireblocking from utility penetrations?)
I like the added practice of also adding felt over all exterior corners (in addition to the house wrap). Just a very cheap added protection of these highly exposed areas during and post construction.

Be wary of framers putting in windows w/ pneumatic nailers on the nailing fins. Many window manufacturers specifically reject this practice in their install instructions.

Framers run on a put the whole wall together laying down. This means frame it, sheath it, put the typar on, put the windows in, some even put the sofit trim on. It saves them time and time is money. When doing track housing for a developer it is fine no one cares what the end product is they just want cheap , fast, and sold before the market turns. All this in theory will work great, but in real life it means that your windows will not be level or plumb. Your doors will have the same problem. And yes what Buzzsaw said they will use a nail gun to do the install.

You should have a specification that tells the framer how to build your house rather than the other way around. It's your money, not his.

Sorry it's taken me so long to reply. Our internet cable line was cut when they were doing the yard the other day. Glad it's back! To answer some of the questions....

Eaves & soffits will be done by the siding crew.

The framers are doing the ledger boards for the deck and screened porch as well as installing the exterior doors.

I'll be doing all of the blocking.

I have never seen a home here that has been assembled lying down. Hope that's a trend that doesn't catch on.

Thanks to all for the help...it's invaluable!