Comprehensive Farmhouse Remodel Design Package + Finishing Procurement

Project: Farmhouse Interior Remodel (Abbotsford, BC) — FULL IFC Package + HVAC Retrofit + Shoppable Design OVERVIEW Seeking a senior Architectural Technologist / Design Firm to deliver a complete “Issued For Construction (IFC)” set for a farmhouse remodel. MUST understand farmhouse functionality (mud/work clothes/transition zones) while looking great. Goal: modern Open Concept; practical/buildable; “Average→Good” durable finish level (not cheap, not ultra-luxury). INPUTS I PROVIDE Existing blueprints/plans + photos/videos as requested + virtual meetings to review all details. SCOPE (FULL SERVICE — drafting + design; all items mandatory) A) SETUP + COORDINATION A1 Brief + code/scope confirm: 1–3pp written scope/assumptions/constraints (prevents drift) A2 Existing conditions base file: clean redraw/model in Revit (pref) or AutoCAD; all levels; roof (if applicable); existing elev/sections as needed A3 Drawing standards + sheet index: cover sheet + full sheet list/numbering A4 Clash/coord process: confirm Arch/Struct/Mech/Elec/Plumb/Gas coordination (ducts vs beams, drains vs joists, etc.) B) ARCHITECTURAL IFC SET B1 Cover + general notes: project info, code notes, legend, abbrev, drawing index B2 Demo plans (all levels): removals, patching notes, demo boundaries B3 Proposed floor plans (all levels) fully dimensioned: overall + interior dims; room names/uses; wall types tagged; door/window tags tied to schedules B4 Furniture/space planning layout (usability + clearances) B5 Roof plan (if applicable; likely not): slopes, drains, overhangs, vents + coord notes B6 Exterior elevations/entries (all sides): heights, material callouts, openings, exterior notes (I can supply measured photos/videos + meetings) B7 Building sections (2–6 as needed): key heights; floor/roof build-ups; stair sections B8 Wall sections + envelope details as required: insulation, vapour barrier notes, flashing transitions B9 Interior elevations (critical): kitchen (all walls involved); bathrooms (shower + vanity walls); laundry/mudroom built-ins B10 Stairs: plans + details; tread/riser count; guards/handrails; headroom (stairs may need orientation change E↔W) B11 Door schedule: tag; size (W/H/thk); type (swing/slider/pocket); material (solid core, etc.); fire rating (if any); hardware set ref B12 Window schedule: tag; size + rough opening; type (casement/slider/fixed); glazing notes (tempered where req.); sill heights B13 Finish schedule (room-by-room): flooring (material/direction/transitions); wall finish (paint level/tile extents); ceiling finish (flat/feature); base/casing style + size B14 Millwork/cabinetry package: detailed layout plans; elevations; appliance openings; hardware notes B15 3D views/renderings: as many interior + exterior as needed; coloured renderings aligned to finish plan/concept C) STRUCTURAL / FRAMING (ENGINEERED IF REQUIRED) Note: structural must be prepared/reviewed by qualified structural engineer where required. C1 Structural demo plan (removed vs temp support) C2 Foundation plan (if affected): footings, slabs, walls, rebar notes C3 Framing plans (CHANGED structure only): floor framing; roof framing; bearing lines; point loads C4 Beam/post/lintel schedule (if changed): size, material (LVL/steel), locations C5 Joist layout + details (if changed): direction, spacing, hangers C6 Structural sections + connection details (if changed): hold-downs, hangers, bolts, nailing patterns C7 Framing 3D (changes only) D) ELECTRICAL (ALL LEVELS) — IFC READY D1 Power/receptacles: GFCI/AFCI notes; dedicated appliance circuits; exterior outlets; EV charging outlets (Tesla etc.) D2 Smart lighting plan: fixture tags tied to lighting schedule; pot lights; feature lights; exterior; multi-level lighting (not just ceiling) D3 Smart switching plan: 3-way/4-way where needed; switch locations + what they control (smart connected) D4 RCP (if ceilings change): ceiling types/drops/bulkheads/soffits + lighting placement D5 Panel schedule + load notes (if upgraded): panel capacity, circuits, legend D6 Low voltage plan: data, WiFi AP locations, cameras, speakers, doorbell E) MECHANICAL / HVAC — IFC READY E1 HVAC design basis + equipment schedule: furnace/heat pump model assumptions; HRV/ERV if included E2 Ducting plan (all levels) supply+return (MANDATORY — current home has NO ducting): runs, sizes, diffusers, returns E3 Mechanical room layout: clearances, service access, drain/vent coordination E4 Ventilation: bath fans; kitchen vent route; exterior terminations F) PLUMBING (ALL LEVELS) — IFC READY F1 Fixture plan: locations tagged F2 Water supply: hot/cold routing; manifold if used F3 DWV: pipe sizes, vents, cleanouts F4 Plumbing riser diagrams if needed G) NATURAL GAS G1 Gas plan + riser: BTU load assumptions; pipe sizing; shutoffs; meter notes G2 Gas appliance schedule: fireplace, range, BBQ stub, furnace, etc. H) LIFE SAFETY / COMPLIANCE (AS REQUIRED) H1 Smart [login to view URL] fire/smoke/CO detector locations H2 Egress/safety notes (bedrooms/suite/etc.) I) SPECIFICATIONS + PROCUREMENT (LOCAL Abbotsford BC options) I1 Fixture & finish specification book (single doc, exact products or approved alternates): flooring/tile/paint; plumbing fixtures (brand/model); smart lighting fixtures (brand/model/Kelvin); doors/hardware (brand/model/finish) I2 Allowance schedule (minimize): list remaining allowances + defined budgets J) TENDER + CONSTRUCTION SUPPORT J1 “GC pricing set” + Q&A/RFI support during pricing J2 Permit comment revisions: incorporate city comments + re-issue J3 Final IFC release: “Issued for Construction” stamp/date + revision REQUIRED OUTPUTS • One compiled PDF drawing set (Arch + all trades) • Editable source files (RVT or DWG) • Schedules/specs: Excel/Google Sheet + PDF • Renderings: JPG/PNG + PDF sheet QUALITY BAR (NON-NEGOTIABLE) Buildable with no guessing; all ordering/rough-in schedules + details included; minimize allowances; clear revisions; fully coordinated trade drawings. BID FILTER (MANDATORY) Bids WITHOUT examples of true IFC construction sets (with schedules + details) will be ignored. PAYMENT MILESTONES (100% total; 10% retention held to finish line) 1) Kickoff + scope lock 5%: kickoff call + 1–3pp brief; sheet index; site verification checklist 2) Existing conditions redraw 10%: as-is model/drawings (PDF + RVT/DWG); basic door/window tags; key dims; revision log started 3) Concept options 15%: 2–3 layout options A/B/C + notes; pros/cons + structural impacts; 1 recommendation 4) Final layout locked 15%: chosen option finalized + dimensioned; room names + key sizes; preliminary RCP intent if ceilings/lighting shift; “Design Freeze” sign-off PDF 5) Architectural IFC set 25% (minimum): demo; fully dim plans; elevations; sections + wall details; interior elevations (kitchen/baths/critical); door/window schedules; finish schedule; lighting + RCP (if applicable); detail sheets 6) Engineering + trades coordinated 20%: Structural (framing + beam/post + joists + connections); Electrical (power/lighting/switching/panel if needed); Mechanical (HVAC duct plan + equipment schedule); Plumbing (fixtures/supply/DWV); Gas (layout + riser); clash fixes/coord notes included 7) Final coordinated IFC release + tender support + retention 10%: final IFC PDF package; all editable files; schedules/spec book; answers GC pricing RFIs (within reason); 1 round permit/tender comment revisions

Project ID: 40171567