Fitzroy Estates

Custom Built Single Family Homes

Standard Specifications


  • Lot graded as required and hydro seeded on all graded areas only
  • Gravel base driveway
  • Patio stone walkway from driveway to front door
  • Lawn lamp post at end of driveway

Foundation & Concrete Floors (Basement)

  • Poured concrete foundation wall with reinforcing steel bars
  • 4″ perforated drain tile around perimeter of foundation
  • 3″ concrete basement floor with smooth trowel finish
  • 4″ concrete garage floor with broom finish
  • Platon drainage system on exterior foundation walls of living areas (waterproofing)
  • Cement parging on external exposed foundation walls
  • 24″ diameter sump pit complete with pump and discharge line to exterior

Structural (Framing)

  • External house wall construction 2″x 6″ kiln dried studs at 16″ centers with 7/16″ exterior sheathing
  • External garage walls 2″x 4″ studs at 16″ centers
  • Internal walls 2″x 4″ kiln dried studs at 16″ centers with ½” drywall
  • Pre-engineered floor joist system
  • Floor sheathing 5/8″ tongue and groove OSB plywood glued, nailed and screwed to joists
  • Manufactured roof trusses as per engineered designs
  • Roof sheathing 7 /16″ OSB with H clips
  • 8′ ceiling on main floor on most models, as per plans
  • Engineered steel posts and beams as per plans
  • 5/8″ plywood underlay or Ditra membrane under ceramic floor tiles

Energy Efficiency (Insulation & Vapour Barrier)

  • Exterior walls, minimum R-22 fiberglass batt insulation
  • Ceilings, minimum R-60 blown fiberglass insulation, R-31 fiberglass batt insulation in cathedral ceilings
  • Garage ceilings with finished room above have heated cavity space with R-28 fiberglass batt insulation
  • Exterior basement walls, minimum R-12 plus continuous R-10 insulation to basement floor or equal
  • 6 mil. Polyethylene continuous vapor barrier
  • Exterior walls caulked at wall plates and at double studs
  • Typar, Tyvek house wrap
  • Duravents roof vents for ventilation into attic

Exterior Finishes

  • Clay brick masonry or stone as per plans
  • Maintenance free vinyl siding
  • Maintenance free aluminum soffit and fascia
  • Maintenance free extruded vinyl windows with screens on all operable windows
  • All windows thermal seal double glazing; low E argon gas
  • Basement windows to be vinyl with thermal sliders and screens
  • Side lights and transoms where applicable (as per plans)
  • Double glazed sliding patio door with sealed thermal units, with screened sliding door (as per plans)
  • Steel clad insulated front entry door with hardware and security deadbolt, weather stripping and aluminum sill
  • Insulated steel door from garage including security deadbolt, door closer, weather stripping and aluminum sill
  • Embossed steel sectional overhead garage door
  • Self-sealing high grade asphalt shingles complete with a 25 year manufacturer’s limited warranty
  • Poured concrete or Pressure Treated Wood front porch, as per plans
  • Pressure treated wood rear deck complete with railing and stairs to grade, as per plan
  • Civic address number(s)


  • High efficiency two stage forced-air gas (propane) furnace
  • Oversized ducts for air-conditioning
  • High efficiency direct vent gas fireplace with trim, pre-finished oak mantle and surround plus ceramic hearth (selected models)
  • HRV complete with bathroom exhaust timer
  • High efficiency gas (propane) water heater (leased)
  • All duct work cleaned prior to occupancy
  • Programmable thermostat

Plumbing Features

  • White plumbing fixtures
  • Water-Saver 6 Litre Plebe Toilets (or equal)
  • Single lever faucets in all vanities, showers and tubs
  • Scald-guard temperature control valves on all showers
  • Fiberglass shower stall with door in ensuite bathroom with white ceramic on all wall above shower (selected models)
  • Laundry tub with chrome faucets (or brass, if in basement)
  • Rough-in for dishwasher under kitchen sink
  • Rough-in for clothes washer and dryer
  • Double stainless steel kitchen sink with single lever faucet
  • All tub surrounds tiled 2′ above tub deck
  • Choice of bathroom vanity styles; countertop, tiling and flooring colours, all from builder’s samples
  • Ceramic tissue holder and towel bar in all bathrooms
  • Pedestal sink or vanity sink in powder room (as per plans)
  • Two exterior hose-bibs (one in garage and one at the rear of the house)
  • Sewage ejector pit in basement complete with pump, if laundry in basement
  • RYCA approved drilled well to complete with pressure tank in basement
  • RVCA approved septic system


  • White Decora light switches throughout
  • White ceiling light in all bedrooms including master bedroom
  • Dining room ceiling light outlet capped
  • Exterior vented fan in kitchen
  • Rough-in for central vacuum dropped to basement
  • 100 amp service, copper wiring throughout
  • Electrical outlet in garage
  • Second electrical outlet for future garage door opener
  • Weather-proof outlet at front and rear
  • Interconnected smoke detector and strobe on each floor level
  • Three cablevision and 2 Bell telephone outlets prewired, including wall plates and demarcation box
  • Exterior light package including soffit lights (as per plans)
  • Dryer duct vented to exterior

Interior Finishes

  • Colonial style trim and doors
  • Hardwood flooring in living room, dining room, family room, lower hall and den (if applicable)
  • Fully painted interior (2 coats on walls, 2 coats on woodwork)
  • Semi-gloss painted finish in bathrooms, kitchen and laundry room
  • Sprayed stipple ceiling (with decorator edge trim) in all rooms except bathrooms and kitchen
  • Quality 40oz Nylon carpet with upgraded underpad
  • Ceramic tile flooring in front entrance, all bathrooms, kitchen, main and upper level laundry rooms
  • Professionally designed custom-crafted kitchen
  • Solid oak nosing, railing and spindles to be stained
  • Traditional, colonial style oak railings
  • Microwave shelf in all kitchens
  • Upper laundry cabinets in main or upper floor laundry rooms only, as per plan
  • Full length bathroom mirrors

Upcoming Building Code Additions 2020

  • 200 amp service
  • Hot water saver on plumbing stack


Klinger Homes Incorporated is a registered builder with Tarion Warranty Corporation.
Homes will be registered and fees paid by Klinger Homes.

For more warranty information, visit Tarion’s website at

Klinger Homes Inc. has been a Registered Builder in Ontario since 2013 (PDF)

Ontario Real Estate Association Form 105 (PDF)

Time Line for New Construction

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